All active listings scored and analyzed
All active listings scored and analyzed
Every active listing scored for cash flow, cap rate, and ROI — free to browse.
CAP is the all-cash yield (before financing); cash flow is after the mortgage — so a positive cap rate can still show slightly negative cash flow at today's rates.
Investor guides: Cash-flow-positive propertiesTownhouse vs condoRent by bedroomLegal second unit guide
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Yes — this page lists every active residential listing in Mississauga from the TRREB/PropTx MLS feed, not a hand-picked selection. Each one is scored automatically for cash flow, cap rate and cash-on-cash return, so a listing appears whether or not the numbers work. Use the filters to narrow by price, beds, property type, neighbourhood or strategy.
A property you will not live in requires at least 20% down — mortgage default insurance is not available on non-owner-occupied rentals, so the low-down-payment options open to primary residences do not apply. If you plan to live in one unit of a two-to-four-unit property, less may be possible. Every figure on this page assumes 20% down; you can change that assumption on any listing page or in the mortgage calculator.
Land transfer tax is the big one, and it is charged on a sliding scale — on a $1,000,000 purchase the Ontario tax alone is $16,475. Properties in the City of Toronto pay a municipal land transfer tax on top of that, roughly doubling it. Budget about $2,500 for legal fees and title insurance and a few hundred more for the inspection. The cash-to-close figure on each listing page adds all of this up for you.
Substantially — a second suite adds a second rent cheque against the same mortgage, which is what moves many Mississauga properties from negative to positive cash flow. Listings flagged as having a legal suite have that income counted in full; where a suite looks possible but is not confirmed legal, the income is discounted before it reaches the score, so an unverified basement never flatters a deal.
Cash flow generally improves as you move away from the waterfront — the lower entry prices in areas like Malton, Cooksville and Mississauga Valleys carry rents that are far closer to their purchase prices than Port Credit or Lorne Park. Rather than trusting a static ranking, sort this page by cash flow, or read the neighbourhood guides, which are rebuilt from live listing data.
Model a specific property in the income property mortgage calculator, see how each score is built on the methodology page, or compare areas in the Mississauga neighbourhood guides. Shortlisted a few properties? Compare them side-by-side.