Blog > How to Run the Numbers on a Markham Rental Property
Real Estate Investing · Markham
How do I know if a Markham rental property is a good investment?
Calculate net operating income, cap rate, and monthly cash flow after the mortgage. At today's prices and rates, many Markham rentals are cash-flow negative with 20% down, so returns often depend on principal paydown, appreciation, or a second unit.
Markham attracts investors for good reasons: strong rental demand, transit along Highway 7 and the Stouffville GO line, and major employers. But a good city does not automatically make a good investment.
The numbers decide. Here is how to run them clearly, before you fall in love with a property.
The Four Numbers That Matter
- Gross rent: realistic monthly rent times 12.
- Net operating income (NOI): gross rent, minus a vacancy allowance, minus operating costs such as property tax, condo fees, insurance, and maintenance. NOI does not include the mortgage.
- Cap rate: NOI divided by the purchase price. It lets you compare properties before financing.
- Cash flow: NOI minus your annual mortgage payments. This is what you actually feel each month.
A Worked Example
The figures below are hypothetical, chosen to show the math. They are not a quote for any specific property.
| Item | Annual |
|---|---|
| Purchase price | $900,000 |
| Gross rent ($3,500 a month) | $42,000 |
| Less vacancy allowance (3%) | −$1,260 |
| Less property tax | −$4,000 |
| Less condo or maintenance fees | −$4,800 |
| Less insurance | −$900 |
| Less repairs reserve | −$2,000 |
| Net operating income | $29,040 |
| Cap rate ($29,040 ÷ $900,000) | 3.2% |
| Mortgage payments ($720,000, 4.5%, 25 years) | −$47,820 |
| Annual cash flow | −$18,780 |
In this example, the owner adds about $1,565 a month. Meanwhile, about $16,000 of the first year's mortgage payments go to principal, which builds equity.
Illustrative only. Rates, rents, taxes, and fees vary. Not financial advice.
What the Example Tells You
A 3% cap rate and negative cash flow do not always mean a bad investment. They mean the return depends on other things:
- Principal paydown: your tenant helps pay down the mortgage.
- Appreciation: long-term price growth, which is never guaranteed.
- Your holding period: short holds rarely work once buying and selling costs are included.
The key is to go in with eyes open, and with enough cash to carry the property comfortably.
Ways Markham Investors Improve the Numbers
- A legal second unit: see the Markham basement suite checklist and whether a garden suite makes financial sense.
- A larger down payment to reduce the mortgage.
- Buying below market through careful negotiation, often on properties that need light work.
- Checking incentives such as Markham property tax programs for new rentals.
Before You Buy a Tenanted Property
If the property comes with a tenant, review the lease, the rent, and the tenant's rights under the Residential Tenancies Act. Existing rent levels may be below market and may be hard to change. The tenanted property guide explains the rules from the other side of the deal.
Frequently Asked Questions
What is a good cap rate in Markham?
There is no single right number. Cap rates in higher-priced GTA markets like Markham are often lower than in smaller cities, because investors also expect long-term appreciation. Compare properties on the same basis and include realistic expenses.
Should I include the mortgage when calculating cap rate?
No. Cap rate uses net operating income before financing. Cash flow is the number that includes your mortgage payments.
Is it better to buy a condo or a house as a Markham rental?
It depends on your budget and goals. Condos have fees but less maintenance. Houses may allow a legal second unit that improves cash flow. Run both scenarios with the same method.