Lakeview infill redevelopment lot, 25 x 110 ft, with expired approved custom-home plans
A 25 x 110 ft redevelopment lot in Mississauga's Lakeview waterfront community, listed at $774,900 with previously approved architectural drawings for a ~2,000 sq ft custom home plus 1,000 sq ft lower level. The existing 1.5-storey dwelling is sold as-is with land value as the primary consideration.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$774,900
Cap rate
+0.85%
Est. monthly rent
$1,745
Source: comparables
Est. net spread
+$177K
6mo hold
Annualized ROI
+45%
preliminary
Section · Why this passed our floor
What lifts the math here
Current cap
0.85% on the existing single-unit rent. The thesis is the income uplift after the conversion is complete, not today's number.
Projected post-conversion spread
$176,914 estimated over a 6-month hold using default market reno costs and the underwritten rent source.
Recommended leverage
100% down to reach neutral or positive carry during the conversion window.
Rent backed by
Estimate sourced from neighborhood comparables, not a CMHC fallback.
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 | $271,215 |
| Mortgage principal | $503,685 |
| Land transfer tax | $11,624 |
| Closing costs | $11,624 |
| Total acquisition | $294,462 |
Monthly cash flow
| Estimated rent | +$1,745 |
| Operating expenses | -$1,195 |
| Mortgage payment | -$2,942 |
| Net cash flow | -$2,392/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $87/mo |
| Maintenance reserve | $646/mo |
| Insurance | $323/mo |
| Property management | $140/mo |
Calculated at 4.99% mortgage over 25 years. Rent estimated from comparable rentals (n=6).
Breakeven
This property turns cash-flow positive at 87.9% 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 ($11,624), and closing costs ($11,624).
Section · Investment Thesis
Why this property.
This is a land-value play in Lakeview, one of south Mississauga's most active custom-home redevelopment pockets. The list price is $774,900 for a 25 x 110 ft lot with an existing 1.5-storey 2+1 bedroom, 1 bathroom dwelling. Previously approved architectural drawings (permits expired) contemplate approximately 2,000 sq ft above grade plus a 1,000 sq ft lower level with a separate 2-bedroom suite. The estimated cap rate on in-place rent is 0.85% and the gross yield is 2.7%, which reflects that this asset is not priced as a rental hold; the underwriting case is redevelopment or land banking, not yield.
Leverage sensitivity is high on a hold-and-rent basis. At 20% down ($154,980), estimated monthly cash flow is -$3,070.85 with a cash-on-cash return of -20.68%. At 35% down ($271,215), estimated monthly cash flow is -$2,392.03 (-9.75% cash-on-cash). At 50% down ($387,450), estimated monthly cash flow improves to -$1,713.21 (-5.01%). At 75% down ($581,175), estimated monthly cash flow is -$581.84 (-1.16%). Only a 100% cash purchase ($774,900) produces positive estimated monthly cash flow of $549.53, for a 0.83% cash-on-cash return. The minimum down payment scenario that delivers positive carry is therefore 100% cash; every leveraged scenario bleeds, and even the all-cash case generates only a modest positive number on in-place rent.
Because the rental economics do not work under leverage, the hold-period thesis is tied to the redevelopment path. Buyers should underwrite a 24 to 36 month plan to refresh the expired permits, build a custom residence on the approved footprint, and exit or refinance against the completed asset, or alternatively land-bank while collecting interim rent against the existing structure. The lower-level suite contemplated in the plans is positioned for multi-generational use or secondary income post-build. Closing costs and land transfer tax are each estimated at $11,623.50.
The location is the core of the thesis. Lakeview is undergoing material redevelopment along the waterfront, with proximity to QEW, Highway 427, and GO Transit supporting end-user demand for new custom product. Investors should treat the in-place NOI of $6,594.30 as carry support, not as the return driver. The return driver is land basis, build execution, and the Lakeview redevelopment trajectory.
Key features
- 25 x 110 ft lot in Lakeview redevelopment corridor
- Previously approved architectural drawings (permits expired) for ~2,000 sq ft above grade plus 1,000 sq ft lower level
- Survey available
- Approved plans include separate 2-bedroom lower-level suite
- Existing 1.5-storey 2+1 bedroom, 1 bathroom dwelling sold as-is
- Access to QEW, Highway 427, and GO Transit
- Surrounded by newer luxury custom homes
Original MLS description
Exceptional Builder & Developer Opportunity in Prestigious Lakeview! Prime redevelopment opportunity situated on a 25 x 110 ft lot in one of Mississauga's most sought-after and rapidly transforming waterfront communities, surrounded by newer luxury custom homes and ongoing redevelopment. An outstanding opportunity for builders, developers, investors, and end users seeking a premium infill project in one of Lakeview's strongest custom-home markets. The existing 1.5-storey residence offers 2+1 bedrooms and 1 bathroom; however, the true value lies in the exceptional redevelopment potential. Previously approved architectural drawings and plans are available (permits expired), designed for an impressive custom residence featuring approximately 2,000 sq ft above grade plus an additional 1,000 sq ft lower level. Survey available. Plans were thoughtfully created to maximize both interior and outdoor living spaces, incorporating generous storage, a functional mudroom off the garage, covered outdoor living area, oversized primary retreat with dressing room and balcony, along with a separate 2-bedroom lower-level suite ideal for multi-generational living or potential income opportunities. Ideally positioned in the highly desirable Lakeview community, just moments from the waterfront, yacht club, parks, golf courses, shopping, dining, highly rated schools, and convenient access to QEW, 427, and GO Transit. An ideal opportunity for those seeking a streamlined redevelopment path to build a custom dream residence or capitalize on the area's continued growth and demand. Property being sold in "as-is" condition with land value being a primary consideration. Buyer to complete their own due diligence regarding zoning, permits, and future development potential. (42916276)
All photos
8 additional · click any to expand
Section · Neighborhood
Where it sits.
Lakeview
Lakeview sits along Mississauga's southeast waterfront and has become one of the GTA's more active custom-home infill markets, with newer luxury builds replacing the original postwar stock on streets like Ogden Avenue. The area benefits from proximity to the lakefront, yacht club, parks, golf courses, and established retail along Lakeshore Road East.
Connectivity supports end-user demand: the QEW and Highway 427 are both within easy reach, and GO Transit provides downtown Toronto access. The broader Lakeview Village waterfront redevelopment on the former OPG lands continues to anchor longer-term demand drivers for the surrounding residential blocks.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
High leverage sensitivity: every financed scenario (20%, 35%, 50%, 75% down) produces negative estimated monthly cash flow; only a 100% cash purchase generates positive carry of $549.53/month
Estimated cap rate of 0.85% is well below typical investment thresholds; this is a land/redevelopment play, not an income play
Permits on the previously approved architectural plans have expired and would require resubmission
Sold in as-is condition; buyer to complete own due diligence on zoning, permits, and development potential
Redevelopment timeline, construction cost inflation, and approval risk all materially affect outcome
Annual property tax is reported as $0 in the financials payload, which appears incomplete and should be verified by buyer