Mehdi Eshraghi
BC property investment analyser
A working model of what a property does — what it costs to acquire, what it earns, what it costs to hold, and what is left after tax when you sell, for a home or a commercial building. Every figure carries its source, and none of them has been checked against that source yet. Nothing is sent anywhere, and nothing is written to this device unless you ask for it.
British Columbia
Property Investment Analyser
A working model of what a property actually does — what it costs to acquire, what it earns, what it costs to hold, and what is left after tax when you sell. Every rule is linked to the authority that made it, and every calculation shows its arithmetic.
Before you choose. The Metro Vancouver benchmark in June 2026 was Source not yet checked. Long-run BC growth has been about 5.5% a year — both things are true at once. This tool defaults to conservative assumptions and always shows you the downside case beside the upside, because a calculator that only models the good outcome is a sales device.
Choose your path
The two are analysed very differently. Pick the one you are actually looking at — you can go back and switch whenever you like. Each path keeps its own figures, except the hold period and the growth rate, which are shared.
What actually separates them
| Residential | Commercial | |
|---|---|---|
| How value is set | Comparable sales of similar homes | Net operating income ÷ cap rate |
| What the lender underwrites | Your personal income and credit | The property’s income and lease covenants |
| Minimum equity | 5% owner-occupied · 20% rental | 25% to 35%, or as little as 5% under MLI Select at 5+ units |
| Typical amortization | 25 to 30 years | 20 to 25 years, or up to 50 under MLI Select |
| Rent increases | Capped at 2.3% for 2026 within a tenancy | No statutory cap — set by the lease |
| Lease length | Month to month or one year | Three to ten years, often with options |
| Who pays operating costs | Almost always the landlord | Often the tenant, under a net lease |
| GST on purchase | New builds only, with rebates | Generally taxable, but usually self-assessed to nil |
| Depreciation (CCA) | 4%, and recaptured on sale | 6% or 10% if you file the election |
| Vacancy behaviour | Gradual — one unit of several | Often binary — a single tenant leaving empties the building |
| Liquidity | Weeks to months | Six to twelve months is normal |
If a residential property has five or more self-contained units it stops being residential for financing purposes and becomes multi-unit — where Source not yet checked can reach 95% loan-to-value and 50-year amortization. That four-to-five unit threshold is worth designing a purchase around.
Educational modelling tool — not investment, tax, legal or mortgage advice, and not a recommendation to buy anything. It reports what a set of assumptions produces. Take the output to a CPA, a licensed commercial mortgage broker, and for suitability a registered financial planner.