Renovated detached on Ferrier Ave: Jackman district, laneway potential, steps to Danforth subway
Renovated 3-bed detached in the Jackman/Playter Estates pocket with laneway housing potential and a separate-entrance basement, priced at $1,099,000. The play is long-hold appreciation and value-add density, not in-place cash flow, which is negative at every leveraged scenario.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$1,099,000
Cap rate
+1.16%
Est. monthly rent
$2,800
Source: comparables_widened
CF at 100% cash
+$1,062/mo
+1.1% CoC
Hold period
60+ mo
planned
The Deal
Renovated 3-bed detached in the Jackman/Playter Estates pocket with laneway housing potential and a separate-entrance basement, priced at $1,099,000.
Section · Financial Reality
Five ways to buy. The 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 | $384,650 |
| Mortgage principal | $714,350 |
| Land transfer tax | $16,485 |
| Closing costs | $16,485 |
| Total acquisition | $417,620 |
Monthly cash flow
| Estimated rent | +$2,800 |
| Operating expenses | -$1,738 |
| Mortgage payment | -$4,172 |
| Net cash flow | -$3,110/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $140/mo |
| Maintenance reserve | $916/mo |
| Insurance | $458/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 83.4% 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 ($16,485), and closing costs ($16,485).
Section · Investment Thesis
Why this property.
10 Ferrier Avenue is an appreciation and value-add play in the Jackman Avenue Public School catchment, not a cash-flow asset at today's pricing. At a list price of $1,099,000 against an estimated monthly rent of $2,800, the property generates an estimated annual NOI of $12,747, an estimated cap rate of 1.16%, and an estimated gross yield of 3.06%. Those are typical metrics for prime East End Toronto detached product, where pricing is set by end-user demand for the Jackman district and Danforth transit access rather than by rental math.
Leverage sensitivity on this asset is high. At 20% down, the estimated monthly mortgage payment is $5,134.59 and estimated monthly cash flow is -$4,072.34, a cash-on-cash return of -19.33%. At 35% down, monthly cash flow improves to an estimated -$3,109.61 (-8.94% cash-on-cash). At 50% down, it is an estimated -$2,146.87 (-4.42%). Even at 75% down, the property still bleeds an estimated -$542.31 per month (-0.76% cash-on-cash). Only the 100% cash scenario reaches positive territory, with an estimated monthly cash flow of +$1,062.25 and a 1.13% cash-on-cash return. The minimum down payment that produces positive monthly carry under these assumptions is 100%, so any investor using financing should expect to fund the shortfall from outside capital for the duration of the hold.
The investment case rests on two value-add levers explicitly cited in the listing: an unfinished basement with separate entrance, which can be built out as a secondary suite to materially lift gross rent and re-rate the cap rate, and laneway housing potential, which adds a second door on the lot subject to City of Toronto approvals. Either lever, executed well, changes the underwriting; without them, the buyer is paying for location, the Jackman school district, the 5-minute walk to Chester and Pape subway stations, and the Walk Score of 99.
Hold period implications follow directly: this is a 60+ month hold for investors who can either carry negative leverage, deploy cash, or commit additional capital to a basement suite or laneway build. It is best suited to advanced investors and cash buyers with a long horizon and a clear value-add plan, not to yield-focused buyers comparing against stabilized multi-residential alternatives.
Key features
- Renovated detached home with over 1,300 sq ft above grade
- 3 bedrooms, 2 bathrooms, rare on-site parking
- Unfinished basement with separate entrance for future rental suite
- Laneway housing potential for added density
- Jackman Avenue Public School catchment
- Walk Score of 99; 5-minute walk to Chester and Pape subway stations
- Steps to Withrow Park and Danforth Avenue retail strip
Original MLS description
Welcome to 10 Ferrier Avenue, a beautifully renovated home offering over 1,300 square feet of above-grade living space in one of Toronto's most coveted East End neighbourhoods.A welcoming front porch sets the tone for what awaits inside. The spacious main floor impresses with rich hardwood floors, oversized picture windows that flood the space with natural light, and a convenient powder room, creating a warm and functional setting for everyday family life. At the heart of the home is a gorgeous custom kitchen featuring ample cabinetry, stainless-steel appliances and elegant stone countertops. Whether you are hosting a dinner party or enjoying a quiet morning, this kitchen is designed to be lived in and loved. The functional family layout makes this a home that truly works for modern living at every stage. Upstairs, three well-proportioned bedrooms offer comfortable retreats for the whole family. The spacious primary bedroom features generous closets, providing the peaceful sanctuary every homeowner deserves .Beautifully renovated above grade with stylish finishes throughout, 10 Ferrier Avenue is truly move in ready. The unfinished basement with separate entrance presents a blank canvas and exciting potential for extended family living or meaningful rental income. Rare parking adds the kind of everyday convenience that is genuinely hard to come by, and for those with a longer-term vision, this property also offers laneway housing potential, a rare opportunity to add versatility and lasting value to an already outstanding home. Nestled within the coveted Jackman Avenue Public School district and just a short walk to Withrow Park and the vibrant Danforth, you will enjoy an exceptional array of cafés, restaurants, shops and everyday amenities. With a Walk Score of 99 and only a 5-minute stroll to both Chester and Pape subway stations, effortless connectivity and a strong neighbourhood feel come standard at 10 Ferrier Avenue. (42913135)
Section · Neighborhood
Where it sits.
Playter Estates-Danforth
Playter Estates-Danforth is one of Toronto's most established East End family neighbourhoods, anchored by the Jackman Avenue Public School catchment, Withrow Park, and the Danforth Avenue restaurant and retail corridor. Demand here is driven by school district buyers and end-users who value walkable, transit-served streets, supporting durable resale liquidity.
Transit connectivity is a core thesis driver: the property sits a 5-minute walk from both Chester and Pape subway stations on Line 2, with a Walk Score of 99. Future Ontario Line construction along the broader Pape corridor adds a longer-term infrastructure tailwind for the area.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
Negative monthly cash flow at 20%, 35%, 50%, and 75% down payment scenarios based on current rent assumptions
Only the 100% cash scenario produces positive carry, at an estimated 1.13% cash-on-cash return, well below GIC alternatives
High leverage sensitivity: monthly cash flow swings from -$4,072.34 at 20% down to +$1,062.25 at 100% cash
Estimated cap rate of 1.16% indicates the thesis depends on appreciation and future value-add (basement suite, laneway home), not in-place yield
Property tax data not provided in dataset; investor must verify actual annual tax bill before underwriting
Realizing laneway housing potential requires City of Toronto approvals, additional capital, and construction risk
Estimated monthly rent of $2,800 should be re-underwritten against current Danforth comparables before closing