Updated 3-bed Oakville townhouse at $492,000 with positive carry from 20% down
A 1,404 sqft updated townhouse in Oakville's Falgarwood community listed at $492,000, generating an estimated 6.14% cap rate with positive monthly cash flow across every down-payment scenario. The 2023 kitchen and main floor renovation reduces near-term capex, making this a turnkey entry point for a beginner cash-flow investor or portfolio builder.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$492,000
Cap rate
+6.14%
Est. monthly rent
$3,600
Source: comparables_widened
CF at 20% down
+$218/mo
first positive
Cash-on-cash
+2.32%
at 20% down
Section · Why this passed our floor
Where the income story is solid
Cap rate
6.14% — at or above our 4.0% cash-flow tier floor.
Breakeven leverage
20% down to clear neutral monthly carry. Below that the property runs negative; above it the carry compounds.
Positive carry at minimum down
Estimated $218 per month at 20% down, before tax-side considerations.
Rent backed by
Estimate sourced from city-wide comparables.
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 | $172,200 |
| Mortgage principal | $319,800 |
| Land transfer tax | $7,380 |
| Closing costs | $7,380 |
| Total acquisition | $186,960 |
Monthly cash flow
| Estimated rent | +$3,600 |
| Operating expenses | -$1,083 |
| Mortgage payment | -$1,868 |
| Net cash flow | +$649/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $180/mo |
| Maintenance reserve | $410/mo |
| Insurance | $205/mo |
| Property management | $288/mo |
Calculated at 4.99% mortgage over 25 years. Rent estimated from comparable rentals (n=40).
Breakeven
This property turns cash-flow positive at 12.4% 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 ($7,380), and closing costs ($7,380).
Section · Investment Thesis
Why this property.
This listing fits a beginner cash-flow investor or portfolio builder adding a sub-$500,000 Oakville door. The mechanic is straightforward: at the $492,000 list and an estimated 6.14% cap rate, the property carries positive at every leverage point, including an estimated +$218.35 monthly cash flow at 20% down. The 2023 kitchen and main floor renovation removes the most common first-year capex surprise, and condo fees that include water, cable TV, and high-speed internet make operating expenses predictable.
Falgarwood is an established east Oakville community with direct access to the QEW and Highway 403, and the Oakville GO and Trafalgar GO stations on the Lakeshore West line are a short drive away, giving tenants a one-seat ride to Union Station. The catchment feeds Iroquois Ridge High School, and the area sits within commuting distance of the Oakville Trafalgar Memorial Hospital employment cluster and Sheridan College's Trafalgar campus. Townhouse inventory in Oakville under $500,000 is structurally thin, which supports the estimated $3,600 monthly rent drawn from widened comparables. Tenant demand in this band is reinforced by professionals priced out of Mississauga and west Toronto seeking ground-oriented housing with outdoor space.
Recommended entry is 20% down for investors prioritizing leverage and IRR, where the position carries at an estimated +$218.35 per month and a 2.32% cash-on-cash. Investors with more equity can step to 35% down for an estimated +$649.34 monthly and 4.17% cash-on-cash. Hold horizon is 60+ months, with refinance flexibility once principal paydown and any Oakville price recovery improve the equity position. Exit is a straight resale into the Oakville end-user market.
Key features
- 3 bedrooms, 1.5 bathrooms, 1,404 sqft interior
- Kitchen and main floor renovated in 2023 with quartz counters and stainless appliances
- Primary bedroom on its own level for privacy
- Walkout patio onto open green space
- Condo fees include water, cable TV, and high-speed internet
- Estimated cap rate 6.14% at $492,000 list
Original MLS description
Step into exceptional value in one of Oakville's sought after communities with this well maintained 3 bedroom, 1.5 bathroom townhouse, perfect for first-time buyers or savvy investors looking to get into the market without compromise. The home has been thoughtfully updated where it matters most. A full kitchen and main floor renovation in 2023 transformed the open concept design between the kitchen and living areas making everyday life feel effortless. Kitchen has all the I wants with quartz counter tops, soft close drawers and cabinets and stainless steel appliances. Fresh paint throughout adds a clean, move-in-ready feel, so you can settle in without lifting a finger. Upstairs, you’ll find three well-sized bedrooms, with the primary bedroom being on its own level for privacy and enjoyment. 2 additional bedrooms are located on the upper level alongside the main bathroom and laundry. Step outside and enjoy your walkout patio and open green space. The perfect spot for morning coffee, summer evenings, or simply unwinding in your outdoor space. One of the standout features of this home is the incredible value built into the condo fees. With water, cable TV, and high-speed internet included, a significant portion of your everyday utilities are already covered, making monthly budgeting simple and predictable. This is a home that has truly been loved. The current owners have enjoyed over 20 years here, raising their family which is a true testament to the comfort, community, and ideal lifestyle this property offers. If you’ve been waiting for the right opportunity to enter the Oakville market, this is it. Affordable, partially updated, and move-in ready, this townhouse delivers on value, lifestyle, and long-term potential. (70556194)
Section · Neighborhood
Where it sits.
Oakville
Falgarwood is an established east Oakville pocket bordered by the QEW to the south and Upper Middle Road to the north, with quick access to Highway 403 and the Trafalgar GO and Oakville GO stations on the Lakeshore West line. The community feeds Iroquois Ridge High School and sits within a short drive of Sheridan College's Trafalgar campus and the Oakville Trafalgar Memorial Hospital employment cluster. Tenant demand is supported by Oakville's median household income profile and a steady inflow of professionals priced out of Mississauga and west Toronto. Townhouse supply in this price band under $500,000 in Oakville is limited, which underpins the rent assumption.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
Condo corporation health and reserve fund study should be reviewed; status certificate review is essential before firm offer
Condo fees include utilities (water, cable, internet), which simplifies budgeting but exposes the owner to fee increases if the corporation re-bids these contracts
Estimated monthly rent of $3,600 is sourced from widened comparables rather than direct comps; actual achievable rent may vary
Leverage sensitivity is medium: monthly cash flow ranges from $218 at 20% down to $2,517 at 100% cash, so financing terms materially affect carry
No recent sold comparables were available to triangulate price and resale value
Townhouse condo land lease or POTL structure should be verified during due diligence