Rental Property Cash Flow Calculator Mississauga
A $620,000 two-bedroom at $2,450 a month, 20% down at 4.50%: −$1,687 a month.
Condo loads a $545 monthly fee. House drops the fee and adds a 5% capital reserve.
Price and rent
Add every unit's rent for a plex.
CMHC October 2025, Toronto CMA (Mississauga zones).
Financing
20% is the minimum on a rental you won't live in.
Preloaded at 4.5%: advertised 5-year fixed rates plus a typical rental premium.
Ontario land transfer tax plus about $3,250 in legal, title and inspection.
Operating costs
Mississauga's combined city + Peel + education rate is about 1.03%, versus Toronto's 0.77%. Same CMHC rent, a heavier tax line.
Mississauga maintenance fees average about $0.68 per sq ft a month, often with utilities included.
0 if you self-manage. 8% is a typical fee.
Roof, windows, furnace. A condo's reserve fund covers the building.
Utilities you pay, accounting, licensing.
Monthly cash flow
−$1,687
Cash-on-cash
−14.9%
Cap rate
2.05%
Debt coverage
0.39
Break-even rent
$4,284 a month
Your rent is $1,834 short.
Down payment to break even
70% down
About $428,813 of equity before the rent covers every cost.
At renewal
One point higher (5.50%): −$1,969 a month. Two points higher (6.50%): −$2,264 a month.
What cash flow leaves out
Year one pays down $11,053 of principal. Cash flow plus that paydown is −$9,192, or −6.75% on the cash you put in, before appreciation and income tax.
Estimate for planning, not financial advice. Cash flow is before income tax. Rent rules: 2.1% guideline, vacancy decontrol on most post-2018 units.
Mississauga pairs Toronto CMA rents with a Peel tax bill and large 1980s and 1990s towers whose fees often include utilities. The fee is the line to check first; on a big unit it can rival the property tax.
CMHC does not publish a separate Mississauga condo rent; the condo benchmark is the Toronto CMA figure.
Cash flow on a typical Mississauga rental condo
Gross rent of $29,400, less $882 of vacancy and $15,820 of operating costs, leaves $12,698 of net operating income, a 2.05% cap rate. The mortgage takes $32,943. What is left is −$20,245 a year: a −14.9% cash-on-cash return on $136,125 invested, with debt coverage of 0.39.
Break-even rent
$4,284
Monthly rent for zero cash flow
Down to break even
70%
Equity needed at today’s rate
As a house or plex
−$1,265
No condo fee, 5% capital reserve, same price and rent
Year one also pays down $11,053 of principal. Counting that, the total year-one return is −$9,191 before appreciation and tax.
Which Mississauga rent to put in
Most calculators take one rent figure and never say whose it is. There are 3 benchmarks for a Mississaugatwo-bedroom, and they are not interchangeable. Asking rent is what a new tenant pays for a vacant unit. CMHC’s averages include tenants who moved in years ago at lower rents. Buying a condo to lease out, you will usually get close to asking rent; buying a building with tenants in place, you get the rent roll.
| Rent benchmark | Monthly rent | Cash flow / month | Cash-on-cash |
|---|---|---|---|
| Asking rentAverage two-bedroom asking rent, mid-2026: what a new tenant pays. | $2,450 | −$1,687 | −14.9% |
| CMHC condo rentCMHC October 2025 average for two-bedroom condos rented out by owners. | $2,904 | −$1,269 | −11.2% |
| CMHC purpose-built rentCMHC October 2025 purpose-built two-bedroom average, mostly sitting tenants. | $2,034 | −$2,070 | −18.2% |
Mississaugacash flow at today’s rates and at renewal
The preload is 4.50%: advertised 5-year fixed rates of about 4.09% to 4.39% in mid-September 2026 plus a typical rental premium. A longer amortization lowers the payment but not the interest rate; a renewal one or two points higher is the risk a five-year term leaves you with.
| Financing | Payment | Cash flow / month |
|---|---|---|
| 4.50%, 25-year amortization (preloaded) | $2,745 | −$1,687 |
| 4.50%, 30-year amortization | $2,501 | −$1,443 |
| Renewal at 5.50% | $3,028 | −$1,969 |
| Renewal at 6.50% | $3,322 | −$2,264 |
| Down payment | Cash down | Cash flow / month | Cash-on-cash |
|---|---|---|---|
| 20% down | $124,000 | −$1,687 | −14.9% |
| 35% down | $217,000 | −$1,172 | −6.14% |
| 50% down | $310,000 | −$658 | −2.45% |
Uninsured rental mortgages qualify at the greater of 5.25% or the contract rate plus 2 points. Cash-on-cash includes closing costs in the cash invested.
Cash to close on a Mississauga rental
- Down payment (20%)
- $124,000
- Ontario land transfer tax
- $8,875
- Legal, title insurance, inspection
- $3,250
- Total
- $136,125
First-time buyer rebates do not apply to a property you won’t live in. If the deal runs negative, add a reserve for the shortfall: at −$1,687 a month, a year of carrying costs is $20,245.
Vacancy and rent rules 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%.
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.
- 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.
Mississauga rental cash flow FAQs
Does a rental property cash flow in Mississauga?
Not on a typical leveraged purchase. A $620,000 two-bedroom condo rented at the $2,450 average asking rent, with 20% down at 4.50% over 25 years, comes to −$1,687 a month after vacancy, tax, insurance, maintenance and a $545 condo fee. Change the price, rent and fee to the listing you are looking at.
What rent do I need to break even on a Mississauga rental?
About $4,284 a month on the preloaded $620,000 condo at 20% down. That is $1,834 above the average asking rent.
How much down payment makes a Mississauga rental cash flow positive?
About 70% down, or roughly $434,000, before the average asking rent covers the mortgage and every operating cost at 4.50%.
How much cash do I need to buy a rental property in Mississauga?
On a $620,000 purchase: $124,000 for the minimum 20% down, about $8,875 in Ontario land transfer tax, and roughly $3,250 for legal, title insurance and inspection, or about $136,125 in total before any reserve for negative cash flow.
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 for a Mississauga rental?
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%.
Nearby cities
How the method works
The Canada rental property cash flow calculator explains the formula, the 1% and 50% rules, down payment rules for rentals and how rental income is taxed, and ranks all ten cities on the same deal.
Sources
- CMHC 2025 Rental Market Report (Toronto CMA 3.0%; Mississauga/Brampton campus areas above 4%)
- Ontario: 2026 rent increase guideline is 2.1%
- Bank of Canada: policy rate held at 2.25% (September 2, 2026)
- Ratehub: advertised 5-year fixed rates
- nesto: Canadian mortgage rates
- bestrates.ca: investment property rates run 0.20% to 0.60% above owner-occupied
- CMHC: Income Property mortgage loan insurance
- OSFI: Clarifying guidance on rental income and mortgage classification (2025)
- Rentals.ca National Rent Report (asking rents)
- CRA: Rental Income guide (T4036)
- Urbanation and CIBC: GTA Condo Investment Report (July 2024)
- CBC News: More than half of GTA condo investors losing money (2023)
Rates checked September 13, 2026. CMHC rents and vacancy are from the October 2025 Rental Market Survey; asking rents are mid-2026 averages compiled from Rentals.ca and CMHC. Condo fees are city averages per square foot on an 800sq ft two-bedroom. This calculator is an estimate for planning, not financial or tax advice. Replace every preload with the listing, the lease and the lender’s quote.