Updated 3-bed Oakville townhouse at $492,000 with positive carry across all leverage scenarios
A 3-bedroom, 1.5-bathroom Falgarwood townhouse listed at $492,000 with a 2023 kitchen and main floor renovation. Estimated cap rate of 6.14% and positive projected cash flow at every down-payment level make it a rare entry-priced cash-flow option in Oakville.
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
The Deal
A 3-bedroom, 1.
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 |
Math by deterministic Python calculator. Rate 4.99% over 25 years. Rent source: comparables_widened (40 comps).
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 Falgarwood townhouse is listed at $492,000 and underwrites to an estimated cap rate of 6.14% on annual NOI of $30,204, with estimated monthly rent of $3,600 supported by 40 widened comparables. Monthly operating expenses are projected at $1,083, including a $410 maintenance reserve, $288 property management, $205 insurance, and $180 vacancy allowance. A 2023 kitchen and main floor renovation reduces near-term capex risk, and the condo fee structure includes water, cable TV, and high-speed internet, which simplifies expense modeling.
Leverage sensitivity is moderate but favorable: the property is projected to carry positively at every down-payment level. At 20% down ($98,400), the estimated monthly mortgage payment is $2,298.65 and estimated monthly cash flow is +$218.35, a 2.32% cash-on-cash return. At 35% down ($172,200), estimated monthly cash flow rises to +$649.34 (4.17% cash-on-cash). At 50% down ($246,000), it reaches +$1,080.34 (4.97%). At 75% down ($369,000), estimated cash flow is +$1,798.67 (5.62%), and an all-cash buyer at $492,000 sees an estimated +$2,517.00 monthly cash flow at a 5.96% return.
The minimum recommended down payment for neutral or positive carry is 20%, since even the most leveraged scenario underwrites to positive monthly cash flow at the 4.99% mortgage rate used. Investors prioritizing yield-on-equity should consider the 50% scenario, where cash-on-cash approaches 5% while preserving optionality. Total acquisition cost ranges from an estimated $113,160 at 20% down to $506,760 all cash, including $7,380 in land transfer tax and $7,380 in closing costs.
The hold-period thesis is medium to long term. Oakville is a high-demand GTA submarket with strong school catchments and proximity to QEW/403 corridor employers, supporting steady tenant demand. The property is suited to a buy-and-hold strategy of 60+ months, allowing rent growth and mortgage paydown to compound on top of a positive day-one carry. Note the unusually small recorded sqft figure (130) in the listing data, which appears to be a data anomaly and should be verified on site.
Key features
- 3 bedrooms, 1.5 bathrooms
- Full kitchen and main floor renovation completed in 2023
- Quartz countertops and stainless steel appliances
- Primary bedroom on its own level
- Walkout patio with open green space
- Condo fees include water, cable TV, and high-speed internet
- Minutes to highway, schools, and Oakville Place
- Move-in ready, no immediate capex required
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. Minutes to Highway, Amenities, Schools and Oakville Place! Welcome Home! (42836970)
Section · Neighborhood
Where it sits.
FA Falgarwood
Falgarwood is an established east Oakville neighborhood bordered by Sixth Line and the QEW, offering quick highway access for commuters and proximity to Oakville Place, Sheridan College, and Oakville GO. The area is anchored by mature schools and parks, which supports family tenant demand and long average tenancies.
The submarket trades at a discount to central and south Oakville while sharing the same municipal services and school board access, making it one of the more accessible price points for investors targeting Oakville rental demand.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
Recorded square footage of 130 in listing data appears to be a data error and should be verified before underwriting
Listing shows $0 property tax and $0 maintenance fee in the financial inputs; actual Oakville property tax and condo fees will apply and must be confirmed before closing
Rent estimate of $3,600 is based on widened comparables (40 properties), not in-place lease; market rent should be re-verified at listing
Leverage sensitivity is medium: cash flow at 20% down is thin at +$218.35/month, leaving limited buffer for rate resets or vacancy
1.5 bathrooms may limit rent ceiling versus 2-bath competitors in the same submarket