Brick bungalow in West Hill with 3+3 layout, separate-entrance basement, and 2025 renovations
A 3+3 brick bungalow in West Hill with a separate-entrance finished basement and a 2025 kitchen/bath renovation, listed at $799,900. The estimated cap rate is 2.15% and the property only reaches positive monthly carry at 75% down or higher under current rate assumptions.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$799,900
Cap rate
+2.15%
Est. monthly rent
$2,800
Source: comparables_widened
Est. net spread
+$181K
6mo hold
Annualized ROI
+45%
preliminary
The Deal
A 3+3 brick bungalow in West Hill with a separate-entrance finished basement and a 2025 kitchen/bath renovation, listed at $799,900.
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 | $279,965 |
| Mortgage principal | $519,935 |
| Land transfer tax | $11,999 |
| Closing costs | $11,999 |
| Total acquisition | $303,962 |
Monthly cash flow
| Estimated rent | +$2,800 |
| Operating expenses | -$1,364 |
| Mortgage payment | -$3,036 |
| Net cash flow | -$1,600/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $140/mo |
| Maintenance reserve | $667/mo |
| Insurance | $333/mo |
| Property management | $224/mo |
Math by deterministic Python calculator. Rate 4.99% over 25 years. Rent source: comparables_widened (63 comps).
Breakeven
This property turns cash-flow positive at 69.3% 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 ($11,999), and closing costs ($11,999).
Section · Investment Thesis
Why this property.
30 Briarbluff Avenue is a detached brick bungalow in Toronto's West Hill neighbourhood listed at $799,900. The 3+3 bedroom layout with a fully finished basement, separate entrance, and second kitchen positions the property for either multi-generational end-user demand or a dual-unit rental strategy. Recent 2025 renovations to the kitchen and main bathroom, combined with hardwood floors, a 2-car garage, and parking for 6, reduce near-term capital expenditure requirements and support a turnkey lease-up.
On the underwriting, estimated monthly rent of $2,800 produces a gross annual rent of $33,600 and an estimated annual NOI of $17,233.50, translating to an estimated cap rate of 2.15% and gross yield of 4.2%. With the mortgage rate used at 4.99% over a 25-year amortization, the spread between yield and debt cost creates meaningful negative leverage at lower down-payment levels. Investors should also note that the financial inputs list annual property tax at $0, which appears to be a data gap; the actual tax bill should be confirmed and incorporated into final underwriting.
Leverage sensitivity is high. At 20% down ($159,980), estimated monthly cash flow is -$2,301.06 against a $3,737.18 mortgage payment, with a cash-on-cash return of -15.01%. At 35% down, monthly cash flow improves to -$1,600.33 (-6.32% cash-on-cash), and at 50% down it remains negative at -$899.61 (-2.55%). The property only crosses into positive monthly carry at 75% down, where estimated cash flow is +$268.26 and cash-on-cash is 0.52%. An all-cash purchase produces estimated monthly cash flow of +$1,436.12 and a 2.09% cash-on-cash return. The minimum recommended down payment for neutral-to-positive carry under these assumptions is 75%.
The investment case is therefore not a pure cash-flow play at typical leverage; it works best as a long-hold (60+ months) positioned for West Hill end-user demand, a possible legal second-suite conversion to lift effective rent, and lower-leverage or cash buyers seeking a Toronto detached asset with optionality. Buyers underwriting at 20% to 50% down should expect to fund monthly shortfalls and rely on principal paydown and any future appreciation rather than current yield.
Key features
- Solid brick bungalow with 3+3 bedroom layout suited to multi-generational or dual-tenant use
- Fully finished basement with separate entrance, second kitchen, and wood-burning fireplace
- Renovated kitchen and bathroom completed in 2025
- Hardwood floors in main-level bedrooms
- 2-car garage with total parking for 6 vehicles
- Private tree-lined backyard on an established West Hill street
- Walking proximity to schools, parks, transit, and amenities
Original MLS description
Spacious, Welcoming, And Designed For Real Family Living, This Solid Brick Bungalow Offers Incredible Flexibility For Multi-Generational Households. With 3+3 Bedrooms And A Fully Finished Basement Featuring A Separate Entrance, There's Room For Everyone To Live Comfortably While Still Enjoying Their Own Space.The Bright, Open-Concept Main Level Is Perfect For Everyday Life And Entertaining, Showcasing A Renovated Kitchen And Bathroom (2025), Hardwood Floors In The Bedrooms, And A Large Combined Living And Dining Area Filled With Natural Light. Downstairs, The Finished Basement Extends Your Living Space With Additional Bedrooms, A Second Kitchen, A Cozy Wood-Burning Fireplace, And Plenty Of Room For Family Gatherings, In-Law Living, Teen or Student Retreat. Step Outside To A Private, Tree-Lined Backyard-Ideal For Kids To Play, Summer BBQs, And Creating Lasting Family Memories. With A 2-Car Garage, Parking For 6, And A Quiet, Established Neighbourhood Close To Schools, Parks, Transit, And Everyday Amenities, This Home Delivers Both Comfort And Convenience. A True Turnkey Opportunity Offering Space, Warmth, And The Perfect Setting For Growing Families And Multi-Generational Living. (42912410)
Section · Neighborhood
Where it sits.
West Hill
West Hill is an established east Scarborough neighbourhood bordered by the Rouge River system and Lake Ontario, with steady demand driven by University of Toronto Scarborough, Centennial College, and Centenary Hospital. The corridor is served by TTC bus routes feeding into the Lakeshore East GO line at Guildwood and Rouge Hill stations, providing downtown access for commuter tenants.
The area continues to attract end-user families and student renters, supporting the dual-unit use case for properties with separate-entrance basements. Established streets like Briarbluff offer mature lots, larger frontages, and proximity to schools and parks that support long-term hold strategies.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
High leverage sensitivity: property only reaches positive monthly cash flow at 75% down or higher under the 4.99% rate assumption
Estimated cap rate of 2.15% sits below current financing costs, producing negative leverage at 20%, 35%, and 50% down scenarios
Annual property tax is recorded as $0 in the financial inputs; investors should verify the actual MPAC assessment and tax bill before underwriting
Second-suite rental of the basement requires confirmation of legal status, fire code compliance, and any required City of Toronto registration
Rent estimate of $2,800 is based on widened comparables (63 properties); actual market rent for the configuration should be verified
No recent sold comparables were available to triangulate the list price