End-unit Falgarwood townhouse backing onto ravine; breakeven at 35% down in Iroquois Ridge catchment
A three-bedroom end-unit condo townhouse in Oakville's Falgarwood pocket listed at $618,000, with an estimated 4.58% cap rate and a ravine lot inside the Iroquois Ridge High School catchment. Cash flow turns positive at 35% down based on an estimated $3,600 monthly rent.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$618,000
Cap rate
+4.58%
Est. monthly rent
$3,600
Source: comparables_widened
CF at 35% down
+$14/mo
first positive
Cash-on-cash
+0.07%
at 35% down
Section · Why this passed our floor
Where the income story is solid
Cap rate
4.58% — at or above our 4.0% cash-flow tier floor.
Breakeven leverage
35% down to clear neutral monthly carry. Below that the property runs negative; above it the carry compounds.
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 | $216,300 |
| Mortgage principal | $401,700 |
| Land transfer tax | $9,270 |
| Closing costs | $9,270 |
| Total acquisition | $234,840 |
Monthly cash flow
| Estimated rent | +$3,600 |
| Operating expenses | -$1,241 |
| Mortgage payment | -$2,346 |
| Net cash flow | +$14/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $180/mo |
| Maintenance reserve | $515/mo |
| Insurance | $258/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 34.6% 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 ($9,270), and closing costs ($9,270).
Section · Investment Thesis
Why this property.
This listing fits a cash-flow oriented buyer or a portfolio builder looking for a sub-$650K Oakville entry point with realistic carry. The thesis is income at moderate leverage: at the $618,000 list price and an estimated 4.58% cap rate, the property crosses into positive monthly cash flow once the buyer puts 35% down, producing an estimated $13.54 per month at that level. Stepping up to 50% down lifts estimated monthly cash flow to $554.92, which is where the math becomes meaningful for a long-term hold.
Falgarwood sits north of the QEW between Trafalgar Road and Eighth Line, anchored by the Iroquois Ridge High School catchment, which the listing names directly. The unit is positioned for commuters who use the QEW/403 corridor and Oakville GO Station for trips into downtown Toronto on the Lakeshore West line. Iroquois Ridge Community Centre and the surrounding ravine trail network feed steady tenant demand from families priced out of central Oakville. The end-unit configuration backing onto the ravine is a scarcity feature inside this complex, supporting both rent durability and resale optionality versus interior units in the same row.
Execution favours the 35% to 50% down range. At 35% down the position is essentially breakeven on operations while the tenant pays down principal; at 50% down the buyer collects an estimated $554.92 per month with a 2.03% cash-on-cash return. Plan a 60-plus month hold to let Lakeshore West GO ridership recovery, Iroquois Ridge catchment demand, and Oakville's broader supply constraints work through the resale price. Refinance after rent resets if the spread widens.
Key features
- End-unit townhouse backing onto ravine
- Approximately 1,700 sqft of living space
- 3 bedrooms, 3 bathrooms
- 1 underground parking space
- Iroquois Ridge High School catchment
- Minutes to QEW/403 and Oakville GO Station
- Walk-out to enclosed terrace, skylight in primary
Original MLS description
Perfect for first-time buyers and investors, this spacious end-unit townhouse offers more than meets the eye in a highly desired location backing onto a peaceful ravine. The open-concept main floor features laminate flooring and an inviting eat-in kitchen, seamlessly flowing into a bright living and dining space with a walk-out to an enclosed terrace overlooking lush greenery - your own private retreat. Upstairs, the primary bedroom is filled with natural light, complete with a skylight and direct access to the terrace, alongside well-proportioned additional bedrooms. Offering just under 1,700 sqft of living space, this home also includes 1 underground parking space with easy access. Ideally located within the highly regarded Iroquois Ridge High School district, and just minutes to major highways (QEW/403), Oakville GO Station, parks, trails, and Community Centre. A rare opportunity to own a well-sized ravine property - don't miss it. (42918254)
Section · Neighborhood
Where it sits.
FA Falgarwood
Falgarwood is an established Oakville pocket north of the QEW, bounded roughly by Trafalgar Road, Eighth Line, and Upper Middle Road. The neighbourhood is anchored by Iroquois Ridge High School and the adjacent Iroquois Ridge Community Centre, with ravine trails connecting through to Sixteen Mile Creek tributaries. Commuters access downtown Toronto via Oakville GO Station on the Lakeshore West line and the QEW/403 interchange.
Tenant demand in this submarket comes primarily from families seeking the Iroquois Ridge catchment at a lower price point than detached stock in central Oakville. End-unit townhouses with ravine exposure are a limited-supply segment within the complex.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
High leverage sensitivity: at 20% down the position carries an estimated negative $527.83 monthly cash flow
Condo townhouse: monthly maintenance fees (not separately specified) compress net yield and can rise with reserve fund studies
Rent estimate sourced from widened comparables, not in-complex leases; actual achievable rent may vary
Listed sqft of 148 in the data feed conflicts with the description's ~1,700 sqft; verify floor area before underwriting
Single underground parking space limits tenant pool for multi-vehicle households
Iroquois Ridge catchment boundaries are subject to Halton District School Board review