4-Bed Detached in Lisgar with Separate Entrance, Basement Conversion Upside
Detached 4-bedroom home in Mississauga's Lisgar neighbourhood listed at $1,379,900, featuring a separate entrance and unfinished basement with rough-in bathroom. Carry is negative under all leveraged scenarios at the estimated $3,500 market rent; positive cash flow only emerges at a full cash purchase.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$1,379,900
Cap rate
+1.15%
Est. monthly rent
$3,500
Source: comparables_widened
Est. net spread
+$309K
6mo hold
Annualized ROI
+44%
preliminary
The Deal
Detached 4-bedroom home in Mississauga's Lisgar neighbourhood listed at $1,379,900, featuring a separate entrance and unfinished basement with rough-in bathroom.
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 | $482,965 |
| Mortgage principal | $896,935 |
| Land transfer tax | $20,699 |
| Closing costs | $20,699 |
| Total acquisition | $524,362 |
Monthly cash flow
| Estimated rent | +$3,500 |
| Operating expenses | -$2,180 |
| Mortgage payment | -$5,238 |
| Net cash flow | -$3,918/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $175/mo |
| Maintenance reserve | $1,150/mo |
| Insurance | $575/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 83.6% 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 ($20,699), and closing costs ($20,699).
Section · Investment Thesis
Why this property.
This Lisgar detached is priced at $1,379,900 with an estimated cap rate of 1.15% and gross yield of 3.04% based on $3,500 estimated monthly rent and $42,000 gross annual rent. Estimated annual NOI is $15,841.50 after $2,179.88 in monthly operating expenses (vacancy, maintenance reserve, insurance, and property management). The property is taxed as a principal residence in the data set with no annual property tax recorded, which an investor should independently verify before underwriting.
Leverage sensitivity is high and the direction is unfavorable across the financed scenarios. At 20% down ($275,980), the monthly mortgage is $6,446.98 and estimated monthly cash flow is -$5,126.85, producing a -19.38% cash-on-cash return. At 35% down ($482,965), monthly cash flow is -$3,918.04 (-8.97% cash-on-cash). At 50% down ($689,950), monthly cash flow is -$2,709.24 (-4.45%). At 75% down ($1,034,925), the property approaches breakeven at -$694.56 monthly (-0.77%). Only at a 100% cash purchase of $1,379,900 does the property turn positive at +$1,320.12 monthly and 1.11% cash-on-cash. The minimum recommended down payment for positive carry is therefore 100%; no financed scenario delivers neutral or positive monthly cash flow at the modeled 4.99% rate over 25 years.
The investment case here is not current yield. It is the separate entrance and the unfinished basement with a bathroom rough-in, which support a future basement suite conversion to add a secondary income stream. The raw description references "incredible future potential with a separate entrance" and "rough in bathroom and endless possibilities," consistent with a value-add path. Lisgar is an established west Mississauga family neighbourhood with proximity to Lisgar GO Station and Highway 401/407 access, and detached supply in the area has historically commanded a long-hold appreciation premium driven by family-buyer demand.
Recommended hold is 60+ months. Suitable for cash buyers or substantially capitalized investors planning a basement suite conversion to improve yield, or end-user buyers willing to house-hack the lower level. Heavily leveraged investors should look elsewhere given the projected monthly carry deficit.
Key features
- 4 bedrooms, 3 bathrooms, detached configuration
- Separate entrance to unfinished basement (secondary suite conversion potential)
- Basement bathroom rough-in already in place
- Hardwood floors on main level; gas fireplace in family room
- 5-piece modern primary ensuite upstairs
- Second upper-level family room offering flex space
- Open-concept kitchen overlooking family room
Original MLS description
welcome to this exceptional 4 bedroom family home in one of Mississauga's most desirable neighbourhoods offering space, comfort and incredible future potential with a separate entrance. From the moment you step inside you're greeted by a bright, inviting layout with elegant hardwood floors flowing through the living and dining room leading to a warm, welcoming family room with gas fireplace - perfect for relaxing evenings and entertaining guests. The open concept kitchen overlooks the family room space, creating the ideal setting for everyday living. Upstairs, enjoy laminate flooring throughout and a spacious 5-piece modern ensuite. Three more generously sized bedrooms plus a rare second family room providing the flexibility of today's family needs, whether for a home office, kids lounge or additional living space. The unfinished basement offers a blank canvas with rough in bathroom and endless possibilities and a separate entrance. (42912342)
Section · Neighborhood
Where it sits.
Lisgar
Lisgar is an established family-oriented neighbourhood in west Mississauga, bordered by Meadowvale to the east and the Halton boundary to the west. Demand drivers include the Lisgar GO Station on the Milton line, quick access to Highways 401, 407, and 403, and a deep inventory of detached housing stock that consistently attracts move-up family buyers.
The area benefits from proximity to major employment nodes in Meadowvale Business Park and Mississauga's broader corporate corridor. Detached homes with secondary suite potential are scarce relative to demand, which supports both long-term appreciation and rental absorption once a basement unit is delivered.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
High leverage sensitivity: negative monthly cash flow under all financed scenarios (20%, 35%, 50%, and 75% down)
Property reaches positive carry only at 100% cash purchase, requiring $1,379,900 of equity
Cap rate of 1.15% and gross yield of 3.04% are well below typical investor thresholds
Annual property tax recorded as $0 in the data; investor must verify actual municipal taxes before underwriting
Reported sqft of 232 in the data set appears to be a data entry error for a 4-bed detached and should be verified
Value-add thesis depends on executing a legal basement suite conversion (permits, fire separation, zoning compliance not confirmed)
No recent sold comparables available to triangulate pricing