3+1 Cooksville condo at $439,000 with positive carry from 20% down, steps to Cooksville GO and future Hurontario LRT
A 3+1 bedroom unit in central Mississauga listed at $439,000, generating positive monthly cash flow across all leverage scenarios at an estimated 6.29% cap rate. All-inclusive maintenance fees and proximity to Cooksville GO plus the future Hurontario LRT anchor the income thesis.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$439,000
Cap rate
+6.29%
Est. monthly rent
$3,275
Source: comparables_widened
CF at 20% down
+$249/mo
first positive
Cash-on-cash
+2.96%
at 20% down
Section · Why this passed our floor
Where the income story is solid
Cap rate
6.29% — 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 $249 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 | $153,650 |
| Mortgage principal | $285,350 |
| Land transfer tax | $6,585 |
| Closing costs | $6,585 |
| Total acquisition | $166,820 |
Monthly cash flow
| Estimated rent | +$3,275 |
| Operating expenses | -$975 |
| Mortgage payment | -$1,666 |
| Net cash flow | +$634/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $164/mo |
| Maintenance reserve | $366/mo |
| Insurance | $183/mo |
| Property management | $262/mo |
Calculated at 4.99% mortgage over 25 years. Rent estimated from comparable rentals (n=6).
Breakeven
This property turns cash-flow positive at 10.3% 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 ($6,585), and closing costs ($6,585).
Section · Investment Thesis
Why this property.
This unit suits a cash flow investor or portfolio builder seeking a low-entry GTA condo with positive carry from day one. Listed at $439,000 with an estimated cap rate of 6.29% and gross yield of 8.95%, the spread between projected rent of $3,275 and an all-inclusive maintenance structure produces income at moderate leverage. Even at 20% down, the estimated monthly cash flow is +$249.47, an unusual profile for a GTA condo at this price point.
Cooksville sits at the intersection of two transit catalysts. The unit is steps to Cooksville GO on the Milton line and steps to the future Hurontario LRT, the 18-kilometre light rail corridor running from Port Credit GO to Brampton Gateway. Trillium Health Partners' Mississauga Hospital is one minute away, anchoring stable healthcare tenant demand. Square One and Port Credit are within ten minutes, Highway 403 within three minutes, and Highway 401 within fifteen. The City of Mississauga's Downtown21 plan and the LRT alignment continue to draw mid-rise and tower density along Hurontario, pressuring rents on the existing legacy stock that includes 2323 Confederation.
For income-focused buyers, the 35% down scenario delivers an estimated $634.03 monthly cash flow at a 4.56% cash-on-cash return, a reasonable entry point. Cash buyers see an estimated $2,300.50 monthly cash flow at a 6.11% cash-on-cash return. Recommended hold is 60 months or longer to ride Hurontario LRT completion and capture rent escalations on a unit where utilities are bundled into the maintenance fee.
Key features
- 3+1 bedroom layout with enclosed balcony converted to office/den
- Listed at $439,000 with estimated 6.29% cap rate
- All-inclusive maintenance fees covering utilities
- Steps to Cooksville GO and future Hurontario LRT
- 1 minute to Trillium Health Partners Mississauga Hospital
- 3 minutes to Highway 403, 15 minutes to Highway 401
- Building amenities: indoor pool, gym, sauna, workshop, party room
- Primary bedroom with walk-through closets and 2-piece ensuite
Original MLS description
Spacious 3 + 1 Bedroom Family-Size Or Downsizers Dream Condo With Southeast Exposure & Abundant Natural Light. Classic Mosaic-Tiled Foyer Offering Nostalgic Charm. Spacious Eat-In Kitchen With Faux Skylight Ceiling, Rustic Quality Cabinets, Built-In Dishwasher & Clean Functional Appliances. Enclosed Balcony Converted To Fully Sealed Office/Study/Den Room With Raised Floor. Bright Unit With Ample Natural Light Throughout. Large Living Area With Extra Open Den/Study Nook. Three Generous Bedrooms With Large Windows, Window Coverings & Good-Sized Closets. Primary Bedroom Features His & Hers Walk-Through Closets & 2-Pc Ensuite. Updated Bathrooms, Newer Light Fixtures, Well-Sealed Double-Paned Windows & Good HVAC Providing Excellent Cooling. Prime Central Location: 1 Min To Trillium Hospital, 3 Mins To Hwy 403, 10 Mins To Square One & Port Credit, 15 Min To Hwy 401. Bright Sun-Filled Unit With Clear South-East Views. Steps To Cooksville GO & Future Hurontario LRT. Walking Distance To Hospital, Schools, Parks, Shopping & More. Minutes To Waterfront Trails, Marinas, Cafes & Restaurants. All-Inclusive Utilities For Predictable Monthly Cost. Excellent Amenities: Indoor Pool, Gym, Sauna, Workshop, Party Room. Unmatched Value In The Heart Of Mississauga! No OdorsClean, Nostalgic Scent. Evident Pride Of Ownership. Ideal Opportunity To Customize A Spacious 3+2 Layout! (42522645)
Section · Neighborhood
Where it sits.
Cooksville
Cooksville is one of Mississauga's oldest and most transit-connected nodes, anchored by Cooksville GO on the Milton line and the future Hurontario LRT. Trillium Health Partners' Mississauga Hospital provides a stable employment and tenant base directly adjacent to the building. Highway 403 access is three minutes away and Highway 401 fifteen minutes, while Square One and Port Credit are within a ten-minute drive.
The Hurontario corridor is the focus of Mississauga's Downtown21 intensification framework, with continued mid-rise and tower delivery between Cooksville GO and the City Centre. Legacy purpose-built stock at 2323 Confederation benefits from rising replacement-cost rents in the surrounding new construction.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
Condo maintenance fees that bundle utilities can rise materially at reserve fund study; verify status certificate before closing.
Rent estimate sourced from widened comparables rather than direct subject-area comps; actual achievable rent may vary.
Older building vintage carries elevated risk of special assessments for envelope, elevator, or mechanical systems.
Cash flow at 20% down is positive but thin at $249.47/month; vacancy or rate increases could erode carry.
Hurontario LRT completion timeline is subject to Metrolinx and contractor schedules.
Unit interior is described as nostalgic and original; future rent growth may require cosmetic updates.