East Credit executive detached with separate-entrance basement apartment on a cul-de-sac
Four-bedroom detached in East Credit Mississauga listed at $1,399,900 with a separate-entrance basement apartment offering in-law or secondary-suite income. Cash flow is negative across leveraged scenarios; the play is a long-hold value-add with rental offset rather than near-term yield.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$1,399,900
Cap rate
+1.11%
Est. monthly rent
$3,500
Source: comparables_widened
Est. net spread
+$314K
6mo hold
Annualized ROI
+44%
preliminary
Section · Why this passed our floor
What lifts the math here
Current cap
1.11% on the existing single-unit rent. The thesis is the income uplift after the conversion is complete, not today's number.
Projected post-conversion spread
$313,877 estimated over a 6-month hold using default market reno costs and the underwritten rent source.
Recommended leverage
100% down to reach neutral or positive carry during the conversion window.
Rent backed by
Estimate sourced from city-wide comparables, not a CMHC fallback.
Every property published on 6Yield clears a multi-stage screen — universal financial floor, per-tier quality gate, and an editorial review on listing evidence. These bullets summarize the specific facts that cleared this property’s tier. Estimates only; not financial advice.
Fix-and-flip projection
The spread, before the buy-and-hold math.
Preliminary · adjust scope & uplift
Renovation scope
Projection
Preliminary estimate. Renovation costs use 6Yield default per-sqft figures. Post-renovation value is modeled as a multiple of list price — replace with comparable post-renovation sales for higher precision. Carrying costs include property tax, condo fees if any, and insurance; financing costs not yet modeled.
Section · Buy-and-hold backup
If you held instead. The carrying math, side by side.
Each column shows the actual monthly cash flow and cash-on-cash return at that leverage. Click a column for the full breakdown.
Acquisition
| Down payment | $489,965 |
| Mortgage principal | $909,935 |
| Land transfer tax | $20,999 |
| Closing costs | $20,999 |
| Total acquisition | $531,962 |
Monthly cash flow
| Estimated rent | +$3,500 |
| Operating expenses | -$2,205 |
| Mortgage payment | -$5,314 |
| Net cash flow | -$4,019/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $175/mo |
| Maintenance reserve | $1,167/mo |
| Insurance | $583/mo |
| Property management | $280/mo |
Calculated at 4.99% mortgage over 25 years. Rent estimated from comparable rentals (n=18).
Breakeven
This property turns cash-flow positive at 84.2% down.
Run your own scenario
Move the assumptions. See the math live.
Live result
All figures are estimates only and do not constitute financial advice. The sliders use the same math as the locked five-scenario calculator; only assumptions change. Total acquisition includes the down payment, land transfer tax ($20,999), and closing costs ($20,999).
Section · Investment Thesis
Why this property.
This listing suits a value-add investor or owner-occupant willing to underwrite a multi-year hold. The mechanic is a separate-entrance basement apartment that converts a portion of debt service into rental offset, layered on a $1,399,900 list price in a stable East Credit pocket. Estimated cap rate of 1.11% confirms this is not a pure cash-flow buy; returns come from suite income on top of carrying a primary residence, plus land-value appreciation over time on a premium cul-de-sac lot.
East Credit is an established Mississauga neighbourhood west of Mavis Road and east of Creditview Road, anchored by the River Grove Community Centre and the Credit River trail system. The listing notes walking distance to River Grove Community Centre, scenic Creditview trails, top-rated schools, public transit, and major shopping centres, all of which support owner-occupant resale demand. The submarket is built out with limited new detached supply, and the surrounding 1990s executive housing stock keeps replacement cost high. Proximity to Highway 403 and Mavis Road feeds the Mississauga City Centre employment node and Square One redevelopment to the east, which underpins long-term household formation in this catchment.
Execution favours either 100% cash or owner-occupant financing where the basement suite offsets the mortgage. At 100% cash the estimated monthly cash flow is +$1,295.12; at 75% down it is still -$748.76. A pure investor at 20% down faces -$5,245.29 monthly, which is not a viable structure. Target hold is 60+ months to let suite income compound and land value drift higher.
Key features
- Approximately 2,700 sq. ft. of above-grade living space
- Separate-entrance basement apartment with full bathroom
- Premium cul-de-sac lot in East Credit
- Four bedrooms, five bathrooms
- Eat-in kitchen with stainless steel appliances and granite counters
- Durable metal roof
- Walking distance to River Grove Community Centre and Creditview trails
Original MLS description
Pride of ownership shines throughout this impeccably maintained executive residence nestled on a quiet cul-de-sac in the highly sought-after East Credit community. Situated on a premium lot, this exceptional home offers approximately 2,700 sq. ft. of bright and spacious open-concept living. Featuring a stunning curved Hollywood oak staircase, elegant formal living and dining rooms, and a warm family room with a cozy wood-burning fireplace overlooking the beautifully landscaped backyard. The gourmet eat-in kitchen is designed to impress with stainless steel appliances, granite countertops, custom cabinetry, and a walk-out to a private gardener's paradise. The upper level features a luxurious primary retreat complete with a spa-inspired 5-piece ensuite showcasing marble flooring. The basement offers excellent in-law or income potential with a separate entrance, basement apartment and additional separate recreation area with extra full bathroom. Additional highlights include a durable metal roof and impressive double-door front entry. Conveniently located within walking distance to River Grove Community Centre, scenic Creditview trails, top-rated schools, public transit, and major shopping centres. (42911858)
All photos
48 additional · click any to expand
Section · Neighborhood
Where it sits.
East Credit
East Credit is a mature detached-housing community in central Mississauga bounded by the Credit River corridor to the west and Mavis Road to the east. The pocket draws end-user demand from families targeting the local school catchments and the River Grove Community Centre amenity base. Connectivity runs through Highway 403, Eglinton Avenue West, and MiWay bus routes feeding the Mississauga Transitway, with onward access to the Mississauga City Centre employment cluster and Square One.
Resale liquidity in East Credit is driven by owner-occupants rather than investors, which keeps pricing sticky and limits downside volatility. Detached inventory turns over slowly given the built-out nature of the neighbourhood.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
Cash flow is negative at 20%, 35%, 50%, and 75% down; only 100% cash produces positive monthly carry
High leverage sensitivity: a $6,540.42 monthly mortgage payment at 20% down dominates the underwriting
Estimated cap rate of 1.11% is well below GTA investor thresholds; this is not a pure income play
Rent estimate of $3,500/month is sourced from widened comparables, not direct subject comps
Basement apartment legalization status is not confirmed in the listing; verify zoning, fire code, and retrofit compliance before underwriting suite income
No recent sold comparables were available to triangulate ARV or resale exit