Original-owner 4-level backsplit on 50x150 lot in Lorne Park SS catchment, walk to Clarkson GO
A first-time-offered 4-level backsplit on a 50 by 150 foot lot within the Lorne Park Secondary School district, walking distance to Clarkson GO. Listed at $949,000 with condition-driven resale spread as the primary path; rental economics do not carry the deal at standard leverage.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$949,000
Cap rate
+2.35%
Est. monthly rent
$3,500
Source: comparables_widened
Est. net spread
+$214K
6mo hold
Annualized ROI
+45%
preliminary
Section · Why this passed our floor
The spread case, in concrete terms
Condition signals
2 verbatim condition signals from the listing text.
“Offered For The First Time By The Original Owner”
After-repair value (est.)
$1,325,000 estimated ARV against a $200,000 all-in reno budget.
Projected spread
$213,692 estimated over a 10-month hold, after carrying and selling costs.
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.
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 | $332,150 |
| Mortgage principal | $616,850 |
| Land transfer tax | $14,235 |
| Closing costs | $14,235 |
| Total acquisition | $360,620 |
Monthly cash flow
| Estimated rent | +$3,500 |
| Operating expenses | -$1,641 |
| Mortgage payment | -$3,602 |
| Net cash flow | -$1,744/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $175/mo |
| Maintenance reserve | $791/mo |
| Insurance | $395/mo |
| Property management | $280/mo |
Calculated at 4.99% mortgage over 25 years. Rent estimated from comparable rentals (n=18).
Breakeven
This property turns cash-flow positive at 66.5% 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 ($14,235), and closing costs ($14,235).
Section · Investment Thesis
Why this property.
This listing suits a fix-and-flip operator or an end-user renovator with capital to deploy. The seller is the original owner offering the home for the first time, and the listing language invites buyers to "Renovate, Reimagine & Bring Their Own Vision To Life." At a $949,000 list price, the thesis is resale spread after a cosmetic-to-moderate renovation, not operating yield. The estimated cap rate of 2.35% confirms that rent cannot service standard financing here, so the investor case rests on exit value.
Clarkson is one of the more stable south Mississauga submarkets, anchored by the Lorne Park Secondary School catchment, which the listing identifies as "Highly Sought-After." Walkability to Clarkson GO on the Lakeshore West line gives the address direct access to Union Station, which supports resale demand from end-user families priced out of Lorne Park proper. The listing also cites Clarkson Village, Fairfields Swimming Pool, the Lake, parks, trails, and "ORC" within walking distance, plus highway access. The 50 by 150 foot mature lot is the durable asset; backsplits on similar frontages in Clarkson have routinely been renovated or replaced rather than torn down for severance, since the existing 1,960 square foot above-grade footprint plus basement is already generous.
Recommended execution is a cash or near-cash close. At 100% cash the estimated monthly cash flow is $1,858.75 with a 2.28% cash-on-cash return, which covers carry during a 6 to 12 month renovation and resale window. At 75% down the figure is $473.19 monthly; at 50% down it turns to -$912.37. Target hold is 9 to 12 months from close to resale on the renovated end-user comp set within Lorne Park SS boundaries.
Key features
- 4-level backsplit, approximately 1,960 sq ft above grade plus basement
- 50 by 150 foot mature lot on a quiet street
- Lorne Park Secondary School catchment
- Walking distance to Clarkson GO on the Lakeshore West line
- First-time offering by the original owner
- Family room walk-out to private yard
- Walk to Clarkson Village, Fairfields Pool, lake, parks, trails
Original MLS description
Welcome To A Fantastic Opportunity In The Highly Sought-After Lorne Park Secondary School District. This Spacious 4-Level Backsplit, Offered For The First Time By The Original Owner, Offers Appr. 1,960 Sq Ft Above Grade Plus The Basement Level & Sits On A Generous, Mature 50 X 150 Ft Lot On A Quiet, Family-Friendly Street. A Large Front Porch Adds To The Home's Curb Appeal, While The Open Living & Dining Area Features A Large Front Window That Brings In Great Natural Light. The Family Room Includes A Walk-Out To The Private Yard, Adding To The Home's Flexible Layout & Everyday Function. A Great-Sized Home With Solid Potential For Buyers Looking To Renovate, Reimagine & Bring Their Own Vision To Life. The Large Lot & Sought-After Neighbourhood Make This A Smart Opportunity In A Great Area To Raise A Family. Walk To Clarkson GO, Clarkson Village, Fairfields Swimming Pool, Lake, Parks, Trails, Great Schools & ORC, With Easy Access To Hwys & Everyday Amenities. (42912665)
Section · Neighborhood
Where it sits.
Clarkson
Clarkson sits in south Mississauga between Lorne Park and Oakville, anchored by the Clarkson GO station on the Lakeshore West line, which provides one-seat access to Union Station. The Lorne Park Secondary School catchment is the primary demand driver for end-user families, supporting resale pricing on renovated stock. Local amenities cited in the listing include Clarkson Village, Fairfields Swimming Pool, the lake, parks, and trails.
The 50 by 150 foot lot on a quiet residential street is consistent with the surrounding postwar fabric, where renovations and rebuilds dominate turnover activity. Highway access via the QEW supports commuter demand from buyers working across the GTA west corridor.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
High leverage sensitivity: estimated monthly cash flow is negative at 20%, 35%, and 50% down scenarios; only 75% down and 100% cash produce positive carry.
Renovation scope and budget are estimates only; original-owner homes typically require mechanical updates (electrical, plumbing, HVAC, windows) in addition to cosmetic work.
Resale thesis depends on the renovated comp set within the Lorne Park SS catchment holding current pricing through the hold period.
No recent sold comparables provided; ARV estimate is directional and should be validated with a local CMA before offer.
Estimated rent of $3,500 is sourced from widened comparables; actual achievable rent during any interim hold may differ.
Listed sqft field in raw data (139) appears to be a data error; above-grade area per listing description is approximately 1,960 sq ft.