Does that Edmonton rental actually cash flow?
I work in corporate tax, so a rental gets read the way a return gets read: what it earns, what it costs to hold, and what is left at the end of the month.
- Starts on a real Edmonton price, rent and tax bill
- Built by a licensed agent who works in corporate tax
- Free, and no call needed to use it
The starter kit is the cash-flow calculator, yours to keep, and a personal follow-up from me on the property you are weighing.
Get the starter kit
Four fields. The calculator lands in your inbox immediately.
Your details come to me at Sable Realty, not to a lead-buying network. Market emails are opt-in above.
What it works out.
Eight inputs, and the month they leave you. Change the rate or the rent and the whole ledger re-adds itself while you type.
- Rent, minus the months it sits empty.
- A vacancy allowance comes off the top, because a year is rarely twelve rented months.
- The payment on your actual terms.
- Your price, your down payment, your rate, your amortization — not a rule of thumb.
- Cap rate, before any financing.
- What the building earns against what it costs, so two properties compare on the same footing.
- Cash-on-cash, on the money you put in.
- A year of cash flow measured against the down payment, which is the number most people actually mean.
Sample property
- Rent
- $2,400.00
- Vacancy at 4.00%
- −$96.00
- Property taxes
- −$300.00
- Mortgage payment
- −$1,870.69
Monthly cash flow
+$133.31
- Cap rate
- 6.01%
- Cash-on-cash
- 2.00%
The questions worth settling first.
Anyone can hand you a calculator. The part that costs real money tends to be decided before the offer goes in — and it is not arithmetic.
I raise these. A CPA answers them. I work in corporate tax, that is the day job, and that line does not move.
- GST on a new build.
- A new or substantially renovated property drags GST into the purchase, and how it is treated depends on how the property will be used and who holds it. That is a question for before the offer, not for closing week.
- Whose name goes on title.
- Personally, jointly, or through a corporation — it changes how the rent is taxed, what a lender will lend, and what happens the year you sell. Deciding it now costs a conversation; changing it later costs a great deal more.
- What a rental does to your return.
- Which costs come off the rental income, what happens when a property you lived in becomes one you rent out, and what the year of sale looks like. I make sure the question gets asked in time to matter.
What happens after you hit send.
Step one
You fill in four fields.
First name, email, phone, and where you are with investing. No account, and no call booked.
Step two
The calculator arrives right away.
A link in your inbox, sent the moment you submit. Nothing to install and no login — bookmark it and run every listing you look at through it.
Step three
Then I follow up myself.
Send me the property you are weighing and I will run it with you, and flag the ownership and tax questions worth putting to a CPA first. Market emails are the opt-in checkbox on the form, nothing more.
Run the numbers before you fall for it.
A property either covers itself or it does not, and that is twenty seconds of arithmetic you can do before the showing rather than after the offer. Take the calculator and find out.
Get the starter kit