Detached 3+1 brick home on 26.5 x 95 ft Leslieville lot with walkout basement and 2-car parking
A renovated 2-storey detached brick home in prime Leslieville with a 3+1 layout, walkout lower level, and rare private 2-car driveway. Numbers price as an owner-occupier or long-hold appreciation play rather than a cash-flow rental.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$1,699,000
Cap rate
+0.22%
Est. monthly rent
$2,800
Source: comparables_widened
Est. net spread
+$390K
6mo hold
Annualized ROI
+46%
preliminary
The Deal
A renovated 2-storey detached brick home in prime Leslieville with a 3+1 layout, walkout lower level, and rare private 2-car driveway.
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 | $594,650 |
| Mortgage principal | $1,104,350 |
| Land transfer tax | $25,485 |
| Closing costs | $25,485 |
| Total acquisition | $645,620 |
Monthly cash flow
| Estimated rent | +$2,800 |
| Operating expenses | -$2,488 |
| Mortgage payment | -$6,449 |
| Net cash flow | -$6,137/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $140/mo |
| Maintenance reserve | $1,416/mo |
| Insurance | $708/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 96.9% 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 ($25,485), and closing costs ($25,485).
Section · Investment Thesis
Why this property.
Listed at $1,699,000, 58 Winnifred Avenue is a detached 2-storey brick home on a 26.5 x 95 ft lot in South Riverdale / Leslieville, offering 3+1 bedrooms, 3 bathrooms, a fully renovated walkout basement, and private 2-car driveway parking. The property has been thoughtfully updated, including a brand new deck completed in 2025, and the accessible attic provides future expansion potential, which is a meaningful value-add lever in a neighbourhood where lot supply is tight.
The rental math, based on an estimated monthly rent of $2,800 drawn from 63 widened comparables, is unambiguous: this is not a cash-flow asset at current pricing. Gross annual rent of $33,600 against monthly operating expenses of roughly $2,487.75 produces an estimated annual NOI of $3,747, an estimated cap rate of 0.22%, and a gross yield of 1.98%. Land transfer tax and closing costs are each estimated at $25,485.
Leverage sensitivity is high across the five scenarios, but every financed scenario carries materially negative monthly carry. At 20% down ($339,800), the estimated monthly mortgage is $7,937.83 and projected monthly cash flow is -$7,625.58 with a cash-on-cash return of -23.42%. At 35% down, projected monthly cash flow is -$6,137.24 (-11.41% cash-on-cash). At 50% down, it improves to -$4,648.89 (-6.20%). At 75% down, projected monthly cash flow is still -$2,168.32 (-1.96%). Only an all-cash purchase of $1,699,000 brings the property to a slightly positive estimated monthly cash flow of +$312.25, a 0.21% cash-on-cash return. The minimum recommended down payment for neutral or positive carry is therefore 100% cash, and even then the yield is nominal.
The investment case here is not rental income; it is long-duration appreciation and optionality on a detached Leslieville lot. Suitable buyers are owner-occupiers, end-user families, or patient cash buyers who view the attic expansion potential and walkout lower-level as latent value. Hold-period implications skew long (60+ months) to absorb the negative carry through equity build, potential renovation upside, and land appreciation in one of Toronto's most demand-resilient east-end pockets. Financial projections are estimates only.
Key features
- Detached 2-storey brick home in prime Leslieville
- 26.5 x 95 ft lot with private tree-lined backyard
- 3+1 bedrooms, 3 bathrooms
- Fully renovated dug-down basement with walkout to backyard
- Open-concept main floor with renovated kitchen
- Accessible attic with future expansion potential
- Rare private 2-car driveway parking
- Brand new deck completed in 2025
- Walking distance to Queen East, Jimmie Simpson Park, and Leslie Grove Park
Original MLS description
Detached living in prime Leslieville with the space, warmth, and functionality today's buyers rarely find. Situated on a 26.5 x 95 ft lot, this 2-storey brick home offers 3+1 bedrooms, 3 bathrooms, private 2-car driveway parking, and a beautifully finished dug-down basement with walkout to the backyard.The open-concept main floor creates effortless flow for everyday living and entertaining, anchored by a bright renovated kitchen designed to gather family and friends naturally. Upstairs, spacious bedrooms offer comfort and flexibility, while the accessible attic presents future expansion potential.The lower level has been fully renovated with impressive ceiling height throughout. Complete with a large rec room, additional bedroom, 4-piece bathroom, and direct backyard walkout, it delivers exceptional versatility for growing families, guests, or work-from-home living.Outside, the private tree-lined backyard feels calm and secluded in the middle of the city, complemented by a brand new deck completed in 2025. Rare private driveway parking for 2 cars adds incredible everyday convenience in this sought-after east-end neighbourhood.Located steps to some of Leslieville's best restaurants, cafés, parks, schools, and transit. Walk to Jimmie Simpson Park, Leslie Grove Park, Queen East, and enjoy quick access downtown and to the Beaches.A thoughtfully updated family home filled with warmth, flexibility, and lasting memories. (42913913)
Section · Neighborhood
Where it sits.
South Riverdale
South Riverdale / Leslieville is one of Toronto's most established east-end neighbourhoods, anchored by the Queen East retail strip, mature tree-lined residential streets, and proximity to downtown and the Beaches. The subject is steps to Jimmie Simpson Park, Leslie Grove Park, restaurants, cafés, schools, and TTC streetcar service along Queen East, with quick downtown access for end-user demand.
Detached brick housing stock on sub-30-foot lots is increasingly scarce in this pocket, supporting durable end-user demand and resale liquidity. Ongoing east-end intensification, including the Ontario Line subway corridor under construction, is a longer-term demand driver for the area.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
No risks flagged by the QA agent.