Detached Swansea two-storey in Swansea P.S. and Humberside C.I. catchments with building-potential report
A move-in-ready 3+1 bedroom detached home on a tree-lined Swansea street, anchored by Swansea P.S. and Humberside C.I. catchments and steps from High Park. Operating yield is thin at current rents; the thesis is long-hold appreciation with optional redevelopment per the seller's building-potential report.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$1,249,000
Cap rate
+0.84%
Est. monthly rent
$2,800
Source: comparables_widened
CF at 100% cash
+$875/mo
+0.8% CoC
Hold period
60+ mo
planned
Section · Why this passed our floor
The catalysts behind this listing
Named catalysts
Two distinct named catalysts in the listing text: school catchment, supply constraint.
School catchment
Property sits within the Swansea Public School and Humberside Collegiate Institute catchments, two of the most sought-after public school boundaries in Toronto's west end.
“Located within the highly regarded Swansea P.S. and Humberside C.I. catchments”
Supply constraint
Swansea is a low-turnover, geographically bounded enclave between High Park, the Humber River, and Lake Ontario, with limited new-build inventory.
“moments from scenic lakefront trails, Grenadier Pond and Catfish Pond, and the expansive greenery of High Park, as well as the Humber River”
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.
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 | $437,150 |
| Mortgage principal | $811,850 |
| Land transfer tax | $18,735 |
| Closing costs | $18,735 |
| Total acquisition | $474,620 |
Monthly cash flow
| Estimated rent | +$2,800 |
| Operating expenses | -$1,925 |
| Mortgage payment | -$4,741 |
| Net cash flow | -$3,867/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $140/mo |
| Maintenance reserve | $1,041/mo |
| Insurance | $520/mo |
| Property management | $224/mo |
Calculated at 4.99% mortgage over 25 years. Rent estimated from comparable rentals (n=63).
Breakeven
This property turns cash-flow positive at 88.0% 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 ($18,735), and closing costs ($18,735).
Section · Investment Thesis
Why this property.
This profile suits an appreciation investor or end-user-investor with deep equity who is buying the Swansea land position rather than the rent roll. List price is $1,249,000 against an estimated cap rate of 0.84%, so the operating math does not carry the deal at any conventional leverage. The strategy is a multi-year hold on a scarce west-end lot inside two of Toronto's most defended school catchments, with optional future redevelopment supported by the seller's building-potential report.
Swansea is hemmed in by High Park to the east, the Humber River to the west, and Lake Ontario to the south, which structurally limits new detached supply. The listing places the home within the Swansea P.S. and Humberside C.I. catchments, both perennial demand magnets for family buyers. Walkable amenities concentrate along Bloor West Village, with the 501 Queen streetcar feeding downtown and bus service connecting north to the Bloor-Danforth subway. Adjacent green infrastructure, Grenadier Pond, Catfish Pond, Rennie Park, the Swansea Community Centre, Sunnyside Bike Park, and the lakefront multi-use trails, reinforces owner-occupier demand that underpins resale liquidity.
Execution requires the 100% cash scenario to reach positive carry, with estimated monthly cash flow of +$874.75 and a 0.82% cash-on-cash return; every leveraged scenario is materially negative, including -$948.81 monthly at 75% down. Recommended hold is 60+ months, giving time to either ride catchment-driven appreciation or pursue the redevelopment path flagged in the building-potential report. Exit is a resale to an end-user family or a small-scale redeveloper.
Key features
- 3+1 bedroom detached two-storey stone and brick home
- Renovated main floor with quartz-counter kitchen and powder room
- Fully fenced west-facing backyard with mature trees and perennial gardens
- Private driveway with parking for at least two vehicles
- Swansea P.S. and Humberside C.I. school catchments
- Steps to High Park, Grenadier Pond, Rennie Park, and Sunnyside Bike Park
- 501 Queen streetcar and bus access to Bloor West Village
- Seller-prepared building-potential report available
Original MLS description
Discover an inviting detached residence in Swansea, tucked along a peaceful, tree-lined street. Thoughtfully updated while preserving its classic appeal, this two-storey stone and brick home offers an ideal blend of comfort and functionality. Inside, you'll find 3+1 bedrooms, a bright renovated main floor with seamless flow, a modern kitchen with quartz counters, and a convenient powder room. Step outside to a beautiful fully fenced west-facing backyard with mature trees, lawn, and perennial gardens-offering a private setting with plenty of space to relax or entertain. A private driveway with parking for at least two vehicles completes this move-in-ready home. Positioned to enjoy the best of the west end, this home places you moments from scenic lakefront trails, Grenadier Pond and Catfish Pond, and the expansive greenery of High Park, as well as the Humber River. Everyday essentials and local favourites-including the Cheese Boutique, nearby Sobeys, and the vibrant shops and dining along Bloor West Village-are all within reach. Enjoy Rennie Park, the Swansea Community Centre, dedicated bike lanes, multi-use trails, and Sunnyside Bike Park just steps away. Convenient transit options include a quick bus to Bloor West Village or the 501 streetcar via Queen Street to downtown. Located within the highly regarded Swansea P.S. and Humberside C.I. catchments, this is an opportunity to enter a beautiful neighbourhood with enduring appeal. Not to mention, exceptional building potential -- report available. (42920123)
Section · Neighborhood
Where it sits.
High Park-Swansea
Swansea is a geographically constrained west-end Toronto enclave bordered by High Park, the Humber River, and Lake Ontario. The pocket draws sustained family-buyer demand on the strength of the Swansea P.S. and Humberside C.I. catchments, along with proximity to Bloor West Village retail, Rennie Park, the Swansea Community Centre, and the lakefront and Humber trail networks.
Transit access is via local bus connections to the Bloor-Danforth subway and the 501 Queen streetcar running along Queen Street to downtown. The combination of bounded land supply, walkable retail, mature ravine and park frontage, and tenured public-school catchments has historically supported price stability through GTA market cycles.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
Estimated cap rate of 0.84% does not support conventional buy-and-hold rental economics
Negative monthly carry at every leveraged scenario, including -$948.81 at 75% down
Only the 100% cash scenario produces positive monthly cash flow, at +$874.75
High leverage sensitivity: a $5,835.40 monthly mortgage at 20% down implies ~$60,000 annual carry deficit
Rent estimate of $2,800 sourced from widened comparables, increasing rent-assumption risk
Listed sqft of 65 appears to be a data error and should be verified before underwriting
Building-potential upside depends on third-party report; buyer must independently verify zoning, severance, or addition feasibility
Appreciation thesis is multi-year and not guaranteed by historical school-catchment demand