4-bed Seven Oaks backsplit on 56x132 lot with side-entrance basement conversion potential
Detached 4-level backsplit in Scarborough's Seven Oaks pocket with over 2,000 sq ft above grade, a side entrance supporting a secondary suite, and proximity to UTSC and Centennial College. Priced at $1,099,900, the property requires substantial equity to approach breakeven on a buy-and-hold basis.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$1,099,900
Cap rate
+1.68%
Est. monthly rent
$3,350
Source: comparables_widened
Est. net spread
+$246K
6mo hold
Annualized ROI
+44%
preliminary
The Deal
Detached 4-level backsplit in Scarborough's Seven Oaks pocket with over 2,000 sq ft above grade, a side entrance supporting a secondary suite, and proximity to UTSC and Centennial College.
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 | $384,965 |
| Mortgage principal | $714,935 |
| Land transfer tax | $16,499 |
| Closing costs | $16,499 |
| Total acquisition | $417,962 |
Monthly cash flow
| Estimated rent | +$3,350 |
| Operating expenses | -$1,810 |
| Mortgage payment | -$4,175 |
| Net cash flow | -$2,636/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $168/mo |
| Maintenance reserve | $917/mo |
| Insurance | $458/mo |
| Property management | $268/mo |
Math by deterministic Python calculator. Rate 4.99% over 25 years. Rent source: comparables_widened (24 comps).
Breakeven
This property turns cash-flow positive at 76.0% 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 ($16,499), and closing costs ($16,499).
Section · Investment Thesis
Why this property.
14 Logstone Crescent is a 4-bedroom, 4-bathroom detached backsplit listed at $1,099,900 in the Seven Oaks pocket of Scarborough's Morningside area. The property sits on a 56 ft x 132 ft lot and offers over 2,000 sq ft above grade plus a full lower level with a 24 ft x 13 ft family room and walk-out. A dedicated side entrance positions the basement for conversion to a secondary suite or in-law setup, which is the core of the value-add thesis. Estimated monthly rent of $3,350 produces a gross annual rent of $40,200 and an estimated annual NOI of $18,475.50, translating to a cap rate of 1.68% and a gross yield of 3.65% at the current list price.
Leverage sensitivity on this asset is high. At 20% down ($219,980), the monthly mortgage payment is estimated at $5,138.80 and projected monthly cash flow is negative $3,599.17, a cash-on-cash return of -17.07%. At 35% down ($384,965), projected monthly cash flow improves to negative $2,635.65 (-7.57% cash-on-cash). At 50% down ($549,950), monthly cash flow is estimated at negative $1,672.12 (-3.44%). The property does not approach neutral carry until the 75% down scenario ($824,925), where projected monthly cash flow is negative $66.25 and cash-on-cash is -0.09%. Only an all-cash purchase ($1,099,900) generates positive carry, with projected monthly cash flow of $1,539.62 and a 1.63% cash-on-cash return.
Given that buy-and-hold economics do not work at conventional leverage, the realistic investor profile here is a cash-rich buyer or an end-user willing to layer a basement income suite onto the carry. With the side entrance already in place, the cost of conversion is positioned in the listing as minimal, which could meaningfully shift the income picture beyond the single-rent assumption modeled here. Note that the modeled financials reflect the property tax field as $0; investors should re-underwrite using the actual annual property tax bill before any decision.
This is a long-hold story, 60 months or more, anchored by location fundamentals: minutes to U of T Scarborough, Centennial College, Pan Am Sports Centre, SHN Centenary Hospital, TTC service, and Highway 401. The investment case rests on equity-heavy acquisition, suite conversion to lift effective rent, and patience for land-value appreciation on an oversized Scarborough lot.
Key features
- 4-bedroom, 4-bathroom detached 4-level backsplit
- Over 2,000 sq ft above grade plus full lower level
- Premium 56 ft x 132 ft lot
- Dedicated side entrance supporting secondary suite conversion
- 24 ft x 13 ft lower-level family room with walk-out
- Attached double-car garage plus double driveway
- Original hardwood preserved under existing broadloom
- Minutes to UTSC, Centennial College, Centenary Hospital, TTC, and Hwy 401
Original MLS description
Rare income & upsizing opportunity in sought-after Seven Oaks! One of the area's largest, most versatile properties, boasting over 2,000 sq ft above grade plus a high-potential full basement level. Perfect for growing families, multi-generational living, or savvy investors seeking maximum cash flow. Set on a premium, beautifully manicured 56 ft x 132 ft lot, this expansive 4-level backsplit features a highly practical layout flooded with natural light from large windows. The main level offers a spacious foyer, oversized living and dining rooms, and a family-sized kitchen with a breakfast area. Upstairs holds four generous bedrooms, highlighted by an exceptionally large main bathroom with layout potential for a spa-style luxury retreat. The lower level features a massive 24 ft x 13 ft family room with sliding door walk/out. A dedicated side entrance easily supports a secondary income suite or in-law setup with minimal conversion costs. Original hardwood flooring sits preserved under most existing broadloom-offering a seamless, high-ROI modern upgrade. Complete with an attached double-car garage, double driveway, and a charming covered front porch, this package is an absolute rarity for the neighbourhood. Unbeatable location minutes to U of T Scarborough, Centennial College, Pan Am Sports Centre, SHN Centenary Hospital, TTC, and Hwy 401. Don't miss out-schedule your viewing today! (42912583)
Section · Neighborhood
Where it sits.
Morningside
Seven Oaks and the broader Morningside area in northeast Scarborough are anchored by institutional demand drivers including the University of Toronto Scarborough campus, Centennial College's Morningside campus, the Toronto Pan Am Sports Centre, and Scarborough Health Network's Centenary Hospital. These create a steady pool of student, staff, and healthcare worker tenants within a short drive.
Transit access via TTC bus routes and proximity to Highway 401 support commuter demand into downtown Toronto and across the GTA. The neighbourhood is characterized by larger detached lots, and 56 ft x 132 ft frontage at this price point is increasingly scarce within the City of Toronto boundary, which underpins the longer-term land-value thesis.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
High leverage sensitivity: property is cash-flow negative at 20%, 35%, 50%, and 75% down scenarios, reaching positive carry only on an all-cash purchase
Estimated cap rate of 1.68% is below typical GTA investor thresholds on a single-rent assumption
Property tax field in the underwriting shows $0; investor must verify the actual tax bill before committing
Value-add thesis depends on executing a basement suite conversion; permit, fire-code, and construction costs are not modeled
Rent estimate of $3,350 is sourced from widened comparables (24 comps) and may not reflect a finished two-unit configuration
Square footage field shows 185 in the listing data; investors should verify actual above-grade square footage on site