Updated 3-bed Oakville townhouse in Falgarwood with positive carry from 20% down
A 3-bed, 1.5-bath condo townhouse in Oakville's Falgarwood community listed at $492,000 with a renovated 2023 kitchen and main floor. Estimated 6.14% cap rate supports positive monthly cash flow at every leverage scenario modeled.
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 cash flow investor or entry-level portfolio builder seeking a turnkey Oakville hold under $500,000. At a $492,000 list price and an estimated 6.14% cap rate, the unit clears positive carry even at 20% down, with an estimated $218.35 monthly cash flow and 2.32% cash-on-cash. The 2023 kitchen and main floor renovation removes near-term capex risk, letting the operator focus on tenanting at the $3,600 estimated market rent rather than budgeting a refresh.
Falgarwood sits in north-central Oakville between Trafalgar Road and the Eighth Line, with direct access to the QEW and Highway 403 corridor that feeds the Mississauga and Burlington employment bases. The listing notes proximity to Oakville Place, schools, and the highway, anchoring tenant demand from commuters and families. Condo fees include water, cable TV, and high-speed internet, which compresses operating expense volatility relative to freehold comparables. Oakville's resale townhouse supply under $500,000 is thin, and the Falgarwood pocket has a stable owner-occupier base, evidenced by the seller's 20-plus year tenure cited in the listing.
For a leveraged buyer, the 35% down scenario delivers an estimated $649.34 monthly cash flow at 4.17% cash-on-cash, which is the recommended entry point for balancing capital deployment against carry. Hold horizon is 60-plus months to capture Oakville price trajectory while the unit self-amortizes. A cash buyer collects an estimated $2,517 monthly at 5.96% cash-on-cash, suitable for a portfolio builder seeking unlevered yield.
Key features
- 3 bedrooms, 1.5 bathrooms
- 2023 kitchen and main floor renovation
- Quartz counters, soft-close cabinetry, stainless appliances
- Primary bedroom on its own level
- Walkout patio with green space outlook
- Condo fees include water, cable TV, and high-speed internet
- Minutes to QEW/403, Oakville Place, and schools
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 residential pocket in north-central Oakville bordered by Trafalgar Road and Iroquois Ridge, with quick access to the QEW and Highway 403 for commuters heading to Mississauga, Burlington, or downtown Toronto via GO Transit. The community is anchored by mature schools, Oakville Place mall, and the Iroquois Ridge Community Centre. Tenant demand draws from young families and professionals priced out of detached Oakville stock who still want access to Halton District School Board catchments.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
Condo fee structure transfers utility cost into a fixed monthly that can rise on board vote; review reserve fund study before closing
Small unit footprint (130 sqft as listed appears to be a data error; verify actual interior square footage before underwriting rent)
Rent estimate is sourced from widened comparables rather than direct in-building comps; achievable rent may vary
Cash flow at 20% down is thin ($218.35/month estimated); any vacancy or special assessment can erase annual carry
Oakville rental demand is sensitive to Halton job market and commuter patterns