Typically added to mortgage balance (not in cash to close)
Ontario LTT (Gross)
$11,273
Marginal rates: 0.5%/$55K, 1%/$250K, 1.5%/$400K, 2%/$2M, 2.5% over $2M
First-Time Buyer Rebate?
Ontario FTHB rebate applies to principal residence purchases only
Net Ontario LTT (after rebate)
$11,273
Toronto Municipal LTT?
City of Toronto properties only — same rate table as Ontario LTT
Toronto Municipal LTT ($)
$0
Other Closing Costs ($)
Lawyer fees, title insurance, home inspection. Default: $3,000
Total Cash Required to Close
$63,994
Down payment + LTT(s) + closing costs (CMHC premium added to mortgage)
Next: enter rental income and all operating costs
Rental Income
Step 3 of 4
Required — must fill
Recommended — improves accuracy
Advanced — optional
Calculated — auto-filled, read-only
Enter current or projected monthly rents. Leave unused units at 0.
Unit 1 — Monthly Rent ($)
Unit 2 — Monthly Rent ($)
Leave as 0 if N/A
Unit 3 — Monthly Rent ($)
Leave as 0 if N/A
Unit 4 — Monthly Rent ($)
Leave as 0 if N/A
Other Income (parking, laundry, storage)
Gross Monthly Rent
$4,800
Vacancy Rate %
🇨🇦 Ontario est. 3–7%
Typical Ontario range: 3–7%. Default 5%.
Effective Gross Income (Monthly)
$4,560
Gross Rent × (1 − Vacancy Rate)
Operating Expenses (Monthly)
Annual fields auto ÷ 12
Expense Assumptions
Auto-filled with typical Ontario investment property assumptions — see estimates beside each field
Expense
Amount
Notes
Property Tax (Annual — enter annual amount)
Find on MPAC notice or property listing
Property Tax (Monthly — auto)
$500
Property Insurance (Monthly)
🇨🇦 Ontario est. $120–180
Utilities Paid by Landlord (Monthly)
Enter only amounts you pay, not tenant-paid
Property Management Fee %
🇨🇦 Ontario est. 8–10%
Typical: 8–10% of EGI. Enter 0 if self-managing.
Property Management $ (Monthly — auto)
$228
Auto: Management % × EGI
Maintenance / Repairs Reserve (Monthly)
🇨🇦 Ontario est. 5–8% of rent
Suggested: 1% of purchase price per year ÷ 12
Landscaping / Snow Removal (Monthly)
Accounting / Legal (Annual — enter annual amount)
Accounting / Legal (Monthly — auto)
$50
Miscellaneous (Monthly)
Total Monthly Operating Expenses
$1,619
All inputs complete — ready to see your analysis
Go Deeper
Optional tools
T776 maps your inputs to CRA form lines for tax time. Scenarios compares up to 3 properties side-by-side.
Property Summary
Step 4 of 4 — all figures from Steps 2 & 3
Purchase Price
—
Monthly Gross Rent
—
Total Cash to Close
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Deal Score & Traffic Light
Weighted across cash flow, cap rate, CoC & DSCR
—
—
Complete your inputs to see your deal score.
Metric
Value
Verdict
Annual Cash Flow
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—
Cap Rate
—
—
Cash-on-Cash
—
—
DSCR
—
—
Key Metrics Panel
Monthly Net Cash Flow
—
Complete the steps above to see your result.
Cap Rate
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Cash-on-Cash Return
—
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DSCR
—
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Annual NOI
—
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Gross Rent Multiplier
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Break-Even Occupancy
—
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Total Cash to Close
—
Your all-in cost to acquire this property.
⚠️
Review Required
Negative cash flow — review inputs and assumptions
What Should I Change?
Specific moves that would improve this deal
Complete your inputs above to see coaching suggestions.
Advanced Analysis ▾
Cash Flow Analysis
All figures auto-calculated from Steps 2 & 3
Line Item
Monthly
Annual
INCOME
Effective Gross Income
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EXPENSES
Less: Total Operating Expenses
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Net Operating Income (NOI)
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Less: Monthly Mortgage (Debt Service)
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PRE-TAX CASH FLOW
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Key Investment Ratios
Ratio
Value
What this means
Cap Rate
—
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Cash-on-Cash Return
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Gross Rent Multiplier
—
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Debt Service Coverage (DSCR)
—
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Total Cash Invested
—
Down payment + LTT + closing costs
Break-Even Occupancy
—
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5-Year Cash Flow Projection
Annual Rent Increase %
e.g. 2.5 = 2.5% (Ontario RIG)
Annual Expense Increase %
e.g. 3 = 3.0%
Year
Gross Monthly Rent
Annual NOI
Annual Cash Flow
Cumulative Cash Flow
⚠ This tool is for estimation purposes only. Consult a licensed mortgage professional and accountant before making investment decisions. All calculations are projections only.
Use T776 Tax Helper or Scenarios to go deeper
📋 Tax Prep Organizer: This tab maps your rental income and expenses to CRA T776 form lines so you arrive at your accountant's appointment organized and prepared — not starting from scratch. Review all amounts with a licensed CPA before filing.
Part A — Rental Income
Line 8299
Gross Rental Income (Annual)
$57,600
Vacancy Allowance (Annual)Estimated vacancy — not a CRA deduction; informational only
Mortgage Interest (Estimated Annual)Simple estimate: Mortgage Balance × Rate. Actual interest decreases each year as principal is paid — use your mortgage statement for exact figures.
$27,883
Line 8200
Office ExpensesEnter any office expenses related to property management
Line 8210
Professional Fees (Accounting / Legal)
$600
Line 8220
Management and Admin Fees
$2,736
Line 8240
Repairs and MaintenanceActual amounts only — reserve contributions are not deductible
$6,492
Line 8450
Property Taxes
$6,000
Line 8811
Travel ExpensesEnter annual travel to/from property for management purposes
Line 9270
Other Expenses (Utilities, Landscaping, etc.)
$1,200
Total Deductible Expenses
$46,711
Net Rental Income (Loss) Before CCAEGI minus deductible expenses. A rental loss may be deductible against other income — consult your accountant.
$8,009
Part C — Capital Cost Allowance (CCA) — Class 1 Residential
Residential rental buildings = CCA Class 1 (4% declining balance). CCA cannot be used to create or increase a rental loss. Many investors do not claim CCA to preserve Adjusted Cost Base for future sale. Consult your accountant before claiming.
Estimated Building Value ($)
Typically 70–80% of purchase price for residential. Override as needed.
Class 1 Rate
4.00%
Fixed at 4% declining balance for Class 1 residential buildings
Maximum Annual CCA — Year 1 (Half-Year Rule)
$11,099
Year 1 CCA limited to 50% of normal rate (CRA half-year rule)
Maximum Annual CCA — Year 2+
$22,197
Full 4% in Year 2 and beyond (on declining balance)
⚠ CCA on land is never permitted. Only the building portion qualifies. Land value is typically 20–30% of purchase price in Ontario. CCA claimed reduces your Adjusted Cost Base (ACB), increasing capital gains on future sale.
Scenario Comparison — Up to 3 Properties Side-by-Side
Simplified metrics for quick comparison
For full analysis of your preferred property, use the Property Inputs tab. This tab uses simplified metrics (expense ratio assumption) for fast side-by-side comparison.