Executive 4-bed detached on cul-de-sac in East Credit with basement apartment and separate entrance
A 2,700 sq. ft. executive detached in Mississauga's East Credit with a separate-entrance basement apartment for in-law or rental income. Listed at $1,399,900 with an estimated cap rate of 1.11%, the property only reaches positive monthly carry on an all-cash basis.
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
The Deal
A 2,700 sq.
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 |
Math by deterministic Python calculator. Rate 4.99% over 25 years. Rent source: comparables_widened (18 comps).
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 East Credit detached is positioned as an end-user executive home with secondary income potential rather than a pure cash-flow play. The list price is $1,399,900 against an estimated $3,500 monthly rent and $42,000 gross annual rent, producing an estimated cap rate of 1.11% and gross yield of 3.0%. Annual NOI is estimated at $15,541.50. The basement, with separate entrance, basement apartment, and additional recreation area with extra full bathroom, supports either an in-law setup or a supplementary rental stream alongside the main dwelling.
Leverage sensitivity is high. At 20% down ($279,980), the estimated monthly mortgage payment is $6,540.42 and monthly cash flow is approximately negative $5,245.29, a cash-on-cash return of -19.55%. At 35% down, monthly cash flow improves to approximately negative $4,018.96 (-9.07% cash-on-cash). At 50% down, it is approximately negative $2,792.64 (-4.52%). At 75% down, the carry shortfall narrows to approximately negative $748.76 per month (-0.82% cash-on-cash). Only at 100% cash ($1,399,900) does the property generate positive estimated monthly cash flow of $1,295.12, a 1.08% cash-on-cash return. The minimum recommended down payment for positive carry is therefore 100%; no leveraged scenario reaches breakeven at the assumed 4.99% rate and 25-year amortization.
The investment case rests on appreciation and optionality rather than yield. East Credit is a mature, family-oriented Mississauga node with proximity to River Grove Community Centre, Creditview trails, top-rated schools, public transit, and major shopping centres, supporting durable end-user demand and a deep resale pool. The metal roof, double-door front entry, and finished basement with second kitchen and bathroom reduce near-term capex risk and broaden exit options (primary residence buyer, multi-generational family, or investor with significant equity).
Hold-period implication: this is a 60+ month hold targeted at buyers deploying substantial equity or all cash, or at owner-occupiers offsetting carrying costs with basement rental income. Investors requiring positive leveraged cash flow should look elsewhere; this asset suits portfolio builders and cash buyers prioritizing a premium GTA detached with secondary suite optionality.
Key features
- Approximately 2,700 sq. ft. of open-concept living
- 4 bedrooms, 5 bathrooms
- Basement apartment with separate entrance and additional recreation area with extra full bathroom
- Quiet cul-de-sac on a premium lot in East Credit
- Curved Hollywood oak staircase, formal living and dining rooms, family room with wood-burning fireplace
- Eat-in kitchen with stainless steel appliances, granite countertops, custom cabinetry
- Primary retreat with 5-piece ensuite and marble flooring
- Durable metal roof and double-door front entry
- Walking distance to River Grove Community Centre, Creditview trails, schools, transit, shopping
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)
Section · Neighborhood
Where it sits.
East Credit
East Credit is an established, family-oriented neighbourhood in central Mississauga anchored by mature schools, parks, and community amenities. The subject sits on a quiet cul-de-sac within walking distance to River Grove Community Centre, Creditview trails, top-rated schools, public transit, and major shopping centres, factors that support stable owner-occupier demand and rental tenancy for the secondary unit.
The area's proximity to Highway 403, Heartland Town Centre retail, and Mississauga's broader employment base reinforces medium- to long-term resale liquidity for executive detached product with legal or in-law suite potential.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
Negative estimated monthly cash flow at all leveraged scenarios (20%, 35%, 50%, and 75% down); only 100% cash reaches positive carry of an estimated $1,295.12 per month
High leverage sensitivity: monthly cash flow swings from approximately -$5,245.29 at 20% down to +$1,295.12 at 100% cash
Low estimated cap rate of 1.11% and gross yield of 3.0% indicate this is an appreciation/end-user asset, not a yield play
Listed sqft field of 232 conflicts with description's approximately 2,700 sq. ft.; buyer should verify floor area independently
Property tax field reported as $0; buyer must confirm actual municipal taxes before underwriting
Rent estimate sourced from widened comparables (18 comps); actual achievable rent for a single-family executive home with basement suite may vary
Basement apartment legality and compliance with Mississauga second-unit registration should be verified prior to closing