Cap Rate Calculator Mississauga
A $620,000 purchase at $2,034 a month is a 2.36% cap after 3% vacancy.
Use in-place rent unless the unit is vacant and you can legally reprice it.
CMHC October 2025 Toronto CMA (Mississauga zones). Condo vacancy stayed well below purpose-built. Last verified October 1, 2025.
Mississauga's combined city + Peel + education rate is about 1.03%, versus Toronto's 0.77%. Same CMHC rent, a heavier tax line.
Leave at 0 if you self-manage. 8% is a typical third-party fee.
Cap rate
2.36%
Gross yield
3.94%
Expense ratio
38.1%
Cap rate is $14,645 of NOI on a $620,000 price. It does not include mortgage payments, land transfer tax, or closing costs. 2.1% guideline, vacancy decontrol on most post-2018 units.
Mississauga is where a Toronto CMA rent meets a Peel tax bill. The $2,034 sitting rent is the CMA average, not a City of Mississauga print. The 1.03% combined rate is the city's. A spreadsheet that uses Toronto's mill rate on a Mississauga address overstates NOI.
A $620,000 purchase rented at $2,034 a month, with 3% vacancy, produces $14,645 of NOI — a 2.36% cap rate. Vacancy last verified October 1, 2025.
How the Mississauga cap rate is built
Gross rent $24,408, minus $732 of vacancy, minus $9,030 of operating costs, leaves $14,645 of NOI. Divide by $620,000.
- Rent and CMA vacancy are Toronto CMA figures from CMHC October 2025. Mississauga does not get its own two-bedroom average in the major-centres write-up.
- CMHC maps Mississauga as RMS zones 18–20 (South, Northwest, Northeast).
- Peel Region is on the tax bill alongside the city and the provincial education tax.
Vacancy in Toronto CMA (Mississauga zones)
The vacancy preload is the Toronto CMA purpose-built rate of 3.0%. CMHC's GTA chapter said post-secondary neighbourhoods in Mississauga and Brampton climbed above 4% in 2025. If the building sits next to a campus, start higher than 3%.
2.1% guideline, vacancy decontrol on most post-2018 units
Ontario's 2026 rent increase guideline is 2.1% for units that are covered. Units first occupied after 15 November 2018 are exempt. Mississauga is inside the Toronto CMA for CMHC's two-bedroom average — the mill rate is not.
Mississauga cap rate FAQs
What is a typical cap rate in Mississauga?
On a $620,000 Toronto CMA (Mississauga zones) two-bedroom rented at $2,034 a month, with 3% vacancy, the cap rate is 2.36%. That is $14,645 of NOI. Change the rent to the amount on the actual rent roll.
How is cap rate calculated in Mississauga?
Cap rate is NOI divided by purchase price. In Mississauga, NOI starts with the Toronto CMA (Mississauga zones) two-bedroom sitting rent, minus 3% vacancy, property tax, insurance, and maintenance. The mortgage and land transfer tax are not in the number.
Is there rent control in Mississauga?
Ontario's 2026 rent increase guideline is 2.1% for units that are covered. Units first occupied after 15 November 2018 are exempt. Mississauga is inside the Toronto CMA for CMHC's two-bedroom average — the mill rate is not.
What vacancy rate should I use in Mississauga?
The vacancy preload is the Toronto CMA purpose-built rate of 3.0%. CMHC's GTA chapter said post-secondary neighbourhoods in Mississauga and Brampton climbed above 4% in 2025. If the building sits next to a campus, start higher than 3%.
Does the Mississauga cap rate include land transfer tax?
No. Cap rate is unlevered operating income over price. Mississauga land transfer tax or registration fees are cash on closing and belong in cash-on-cash, not here.
Other Ontario cities
Sources
- CMHC 2025 Rental Market Report (Toronto CMA 3.0%; Mississauga/Brampton campus areas above 4%)Mississauga, last verified October 1, 2025
- Ontario: 2026 rent increase guideline is 2.1%Mississauga, last verified October 1, 2025
This calculator is an estimate for planning. Cap rate turns on the rent you can legally collect, empty months, and the tax bill — none of which a national average replaces. Confirm against the rent roll and the latest assessment notice.
Comparing provinces before you buy?
The national cap rate calculator ranks every province on the same price and on a typical local deal. When you are ready, get matched with a Mississauga agent who has closed investment purchases in this market.