Renovated High Park North detached on Fairview Avenue with laneway-access 2 car garage
A renovated detached home in High Park North inside the Annette Street public school catchment, walking distance to Bloor West Village, High Park, and the Line 2 subway. The thesis is long-horizon appreciation in an established west-end corridor; current rent of an estimated $2,800 per month does not cover carry at any financed scenario.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$1,599,000
Cap rate
+0.33%
Est. monthly rent
$2,800
Source: comparables_widened
CF at 100% cash
+$437/mo
+0.3% CoC
Hold period
60+ mo
planned
Section · Why this passed our floor
The catalysts behind this listing
Named catalysts
Two distinct named catalysts in the listing text: growth corridor, school catchment.
Growth corridor
Steps to Bloor West Village and High Park, two of Toronto's most established west-end demand anchors served by the Line 2 subway corridor.
“close to TTC subway access, Bloor West Village, High Park”
School catchment
Inside the Annette Street Junior and Senior Public School catchment, a recognized TDSB catchment that supports family-buyer demand.
“within desirable Annette St. JR & SR public school catchment”
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.
Section · Financial Reality
Five ways to buy. The 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 | $559,650 |
| Mortgage principal | $1,039,350 |
| Land transfer tax | $23,985 |
| Closing costs | $23,985 |
| Total acquisition | $607,620 |
Monthly cash flow
| Estimated rent | +$2,800 |
| Operating expenses | -$2,363 |
| Mortgage payment | -$6,070 |
| Net cash flow | -$5,633/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $140/mo |
| Maintenance reserve | $1,333/mo |
| Insurance | $666/mo |
| Property management | $224/mo |
Calculated at 4.99% mortgage over 25 years. Rent estimated from comparable rentals (n=63).
Breakeven
This property turns cash-flow positive at 95.3% 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 ($23,985), and closing costs ($23,985).
Section · Investment Thesis
Why this property.
This is an appreciation-and-end-user play for an advanced buyer with deep cash reserves, not an income property. At a list price of $1,599,000 the estimated cap rate is 0.33% and gross yield is 2.1%, so the thesis rests on long-horizon land value in High Park North rather than operating return. The buyer profile is a cash purchaser or an owner-occupier underwriting future appreciation; financed investor structures do not work at the current rent assumption of an estimated $2,800 per month.
The submarket trajectory is anchored by the Line 2 Bloor-Danforth subway corridor, with the listing citing proximity to TTC subway access, Bloor West Village, and High Park. Family-buyer demand is reinforced by the Annette St. JR & SR public school catchment, a recognized TDSB catchment that supports resale liquidity on renovated detached product. Detached inventory on interior streets like Fairview Avenue is structurally constrained relative to the condo and townhouse pipeline along Bloor Street West, and the detached 2 car garage with laneway access preserves optionality under Toronto's laneway suite framework for a future owner.
Execution requires the 100% cash scenario, which produces an estimated +$437.25 per month and 0.32% cash-on-cash; every financed scenario is negative, with 75% down still carrying an estimated -$1,897.32 per month and 50% down at an estimated -$4,231.89. Hold period is 60+ months, with the return path coming from west-end Toronto detached price appreciation and the optional future development of a laneway suite, not from current operating income.
Key features
- Renovated 3-bed, 2-bath detached 2-storey
- Open-concept main floor with original fireplace
- Renovated upstairs bathroom and finished lower level
- Large mudroom and private fenced backyard
- Detached 2 car garage with laneway access
- Annette St. JR & SR public school catchment
- Walking proximity to Bloor West Village, High Park, and TTC subway
Original MLS description
Beautifully renovated detached 2-storey home on a quiet, wide street in Toronto's sought-after west end. Thoughtfully updated throughout with all new floors, trim, doors, a renovated upstairs bathroom, and a redesigned open-concept main floor that balances modern function with timeless character. The main living area is anchored by a charming original fireplace and filled with natural light. The chef's kitchen offers expansive counter space, exceptional storage, and seamless flow for every day living and entertaining. A large mudroom adds valuable practicality and organization rarely found in homes of this era. Upstairs features 3 well-proportioned bedrooms and a fully renovated bathroom with clean, timeless finishes. The finished lower level adds additional flexible living space, while the private fenced backyard creates an ideal outdoor retreat. Detached 2 car garage with laneway access provides rare convenience. Located close to TTC subway access, Bloor West Village, High Park, parks, and daily amenities. Situated within desirable Annette St. JR & SR public school catchment. A thoughtfully reimagined home that blends character, warmth, and modern ease. (42911933)
All photos
29 additional · click any to expand
Section · Neighborhood
Where it sits.
High Park North
High Park North sits along the Line 2 Bloor-Danforth subway corridor between Keele and Runnymede stations, with Bloor West Village serving as the retail and dining spine. Demand is anchored by access to High Park, Toronto's largest downtown-adjacent green space, and by walk-up commercial frontages along Bloor and Annette Streets.
The Annette Street Junior and Senior Public School catchment supports steady family-buyer turnover, and detached inventory on quieter interior streets like Fairview Avenue remains supply-constrained relative to condo product in the same postal code. Laneway-access garages add optional future development capacity under Toronto's laneway suite framework.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
Negative monthly cash flow at every financed scenario; only the 100% cash scenario produces positive carry at an estimated $437.25 per month (0.32% cash-on-cash)
High leverage sensitivity: monthly carry swings from an estimated -$7,033.37 at 20% down to +$437.25 at all-cash
Estimated cap rate of 0.33% and gross yield of 2.1% indicate the asset is priced on appreciation and end-user demand, not income
Rent estimate sourced from widened comparables; actual achievable rent may differ
Sqft field reported as 102 in source data appears inconsistent with a 3-bed detached 2-storey and should be verified against MPAC or measured floor plans
No recent sold comparables available to triangulate appreciation pace or resale value