4-Level Backsplit on 50x150 Lot in Lorne Park School District, Clarkson
A 4-bedroom detached backsplit on a 50 x 150 ft lot in the Lorne Park Secondary School catchment, offered for the first time by the original owner. Walkable to Clarkson GO and Clarkson Village, with renovation upside on a mature family-friendly street.
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
The Deal
A 4-bedroom detached backsplit on a 50 x 150 ft lot in the Lorne Park Secondary School catchment, offered for the first time by the original owner.
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 |
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 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.
Listed at $949,000, this 4-level backsplit in Clarkson sits within the Lorne Park Secondary School catchment, one of Mississauga's most demand-resilient school zones. The home offers approximately 1,960 sq ft above grade plus a basement level on a mature 50 x 150 ft lot, providing both immediate end-user appeal and longer-term renovation or redevelopment optionality. The estimated cap rate is 2.35% on projected gross annual rent of $42,000 and estimated annual NOI of $22,305, which reflects the premium land value embedded in the Lorne Park / Clarkson location rather than a pure income play.
Leverage sensitivity here is high. At 20% down, the estimated monthly cash flow is -$2,575.04 with a monthly mortgage of $4,433.79 and a cash-on-cash return of -14.16%. At 35% down, monthly cash flow improves to an estimated -$1,743.70 (cash-on-cash -5.80%), and at 50% down it is still estimated at -$912.37 (cash-on-cash -2.18%). The property does not approach neutral carry until roughly 75% down, where estimated monthly cash flow turns positive at +$473.19 (cash-on-cash 0.77%), and a 100% cash purchase produces an estimated +$1,858.75 monthly and a 2.28% cash-on-cash return. The minimum recommended down payment for positive carry is therefore 75%.
The investment case is not cash flow; it is land, school district, and end-user resale demand. The 50 x 150 ft lot in Clarkson, walkable to Clarkson GO, Clarkson Village, the lake, and the Lorne Park school catchment, supports a buy-renovate-hold or buy-rebuild strategy. The raw description explicitly frames the home as having "Solid Potential For Buyers Looking To Renovate, Reimagine & Bring Their Own Vision To Life," which aligns with a value-add thesis where capital is deployed into the structure to capture the spread between as-is condition and renovated comparables in the Lorne Park zone.
Hold period implications: given the negative carry under typical leverage and the value-add nature of the play, this is a 60+ month hold suited to investors who can either deploy substantial equity, execute a renovation, or use the home as an owner-occupied asset with future redevelopment optionality. Investors relying on conventional 20-35% down financing should underwrite ongoing negative carry as part of the entry cost.
Key features
- 4-level backsplit, approximately 1,960 sq ft above grade plus basement
- 50 x 150 ft mature lot
- Lorne Park Secondary School catchment
- First-time offering by original owner
- Walk to Clarkson GO and Clarkson Village
- Walk-out from family room to private yard
- Renovation and value-add potential
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 is an established south Mississauga neighbourhood anchored by Clarkson GO Station (Lakeshore West line into Union Station) and Clarkson Village retail. The subject address falls within the Lorne Park Secondary School catchment, a recognized demand driver for family buyers, supporting durable resale liquidity even through softer market periods.
The location is walkable to Clarkson GO, Clarkson Village, Fairfields Swimming Pool, the lake, parks, and trails, with easy access to the QEW and 403. These transit and amenity factors underpin both end-user demand for renovated product and longer-term land value on 50-foot frontage lots.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
High leverage sensitivity: negative monthly cash flow at 20%, 35%, and 50% down payment scenarios
Property does not reach positive carry until approximately 75% down
Estimated cap rate of 2.35% reflects a land/school-district premium, not an income play
Property tax data not provided in source financials; verify with listing agent before underwriting
Original-owner home likely requires renovation capital; budget for capex not included in maintenance reserve
Listed sqft field shows 139 in the data feed, which appears to be an error; raw description states approximately 1,960 sq ft above grade. Verify on site.
Rent estimate based on widened comparables (18 comps); actual achievable rent in this submarket may vary