Find Your Next Investment Property in Ontario
Everything an Ontario real estate investor needs in one place: property searches, deal analysis tools, and market intelligence.
Start an Investment Search — Live MLS Listings
Tap a search below. Each button opens the live MLS search with the filters already set for that strategy and city. Browse freely — no signup needed.
Multi-family — duplexes, triplexes & fourplexes
Multi-family in London — under $600K
Multi-family in Kitchener–Waterloo — under $600K
Starter investment properties by price
Kitchener–Waterloo under $400K
Kitchener–Waterloo under $500K
Kitchener–Waterloo under $600K
London under $600K
Distressed & power of sale
See Power of Sale Deals in Ontario — how Sim finds them and how to get alerts. Or email Sim to join the distressed-deal alert list.
Prefer to search anywhere in Ontario? Use the search bar at the top of the site, or start from the full property search.
Analyze Every Deal
- Investment Deal Analyzer — Full pro-forma with Canadian mortgage math, Ontario LTT, rent control, IRR, DCR, and stress tests
- Closing Costs Calculator — Land transfer tax, legal fees, and cash-to-close
- Affordability Calculator — How much can you borrow?
Market Intelligence
- Ontario Rental Market Report — Rents, vacancies, and trends
- Best Cash Flow Cities in Ontario — Where the numbers work best
Work With Sim
Sim Sahota, Real Estate Professional with Coldwell Banker, specializes in Ontario investment properties. Call or text (647) 632-0871 or email sim@simsahota.com for a deal review.
The rental numbers that matter
Real CMHC 2025 figures for the markets on this page — the same numbers the Ontario Rental Market Report is built on.
Ontario avg. 2-bed rent
$1,821
Vacancy 3.2% — purpose-built, Oct 2025
Kitchener–Cambridge–Waterloo
$1,832
Vacancy 4.1% — loosest major market
London
$1,651
Vacancy 4.0% — tightest rented-condo market (0.2%)
Hamilton
$1,656
Vacancy 3.6% — rented-condo vacancy 1.2%
Source: CMHC 2025 Rental Market Report (Oct 2025 survey), published Dec 11, 2025. Live MLS counts checked Nov 5, 2026 — they change daily: 114 multi-family listings in London under $600K, 13 in Kitchener–Waterloo under $600K, 1,178 homes in Kitchener–Waterloo under $600K, 2,448 homes in London under $600K. See the full rental market report →
What a $650,000 investment property looks like, on paper
An illustrative example using the deal analyzer’s default figures — not a real listing. Change any number in the analyzer to see your deal.
Price: $650,000 | Down: 20% ($130,000) | Rate: 4.79% | Amortization: 25 years | Rent: $3,200/mo
| Monthly cash flow (year 1) | -$576/mo |
| Cap rate | 4.50% |
| Cash to close | $147,475 |
| Break-even rent | $3,788/mo |
| Pre-tax IRR (10-yr hold) | 10.19% |
A negative cash flow at this rent is normal in Ontario at today’s rates — the return here comes from appreciation and the mortgage being paid down. That is exactly why you run the numbers before you write an offer. Run this example in the deal analyzer →
How working with Sim goes
- Pick your market and strategy. Multi-family, starter rentals, or distressed — the searches above are set up for each one.
- Search the live MLS lists. Every button opens the live search with the filters already set. Browse freely — no signup needed.
- Run the deal analyzer on any listing. Canadian mortgage math, Ontario land transfer tax, rent control, IRR, DCR and stress tests.
- Send it to Sim for a review. He checks the rent comps, taxes, condo fees and financing before you write an offer. Call or text (647) 632-0871 or email sim@simsahota.com.
Five things that decide whether a deal works
- The rent on the listing is not necessarily the rent you will get. Verify the rent against recent leases in the same building or neighbourhood — not just what the listing says.
- Cap rate is not cash flow. A property can show a healthy cap rate and still cost you money every month once the mortgage is paid. Look at the monthly cash flow, not just the cap rate.
- A refinance is not guaranteed. Do not buy a deal that only works if you can pull money out at a higher value later. Underwrite it on the rent it earns today.
- The units advertised are not always legal units. Confirm the number of legal units, the zoning and whether the municipality recognizes the configuration before you rely on the extra income.
- A duplex and a 10-unit building are different businesses. Different lenders, different management, different risk. Pick the size that fits how involved you want to be.
Investor questions
How much down payment do I need for an investment property in Ontario?
For a rental you will not live in, lenders generally want 20% or more down. A house hack — where you live in one unit and rent the rest — can be bought with less down, with CMHC insurance, if the price is under $1.5M.
What counts as a multi-family property?
Duplexes, triplexes, fourplexes and larger. The multi-family searches on this page filter by property type, so you only see buildings that fit.
Can I run the numbers on a specific listing?
Yes. Use the Investment Deal Analyzer and change any input to match the listing, or send Sim the listing link and he will review it before you write an offer.
Does rent control apply to investment properties?
Units first occupied on or before November 15, 2018 are rent-controlled. The Ontario rent increase guideline for 2026 is 2.1%, and the deal analyzer caps rent growth at the guideline for rent-controlled units.
Where do the rental numbers on this page come from?
CMHC 2025 Rental Market Survey, October 2025, published December 11, 2025. See the Ontario Rental Market Report for the full breakdown by city.
Who you’re working with
Sim Sahota, Real Estate Professional with Coldwell Banker — and a CPA, CA. He works with Ontario investors across the GTA, Kitchener–Waterloo, London, Hamilton, and runs the numbers the same way he runs them on his own investments.
Call or text: (647) 632-0871 | Email: sim@simsahota.com
