Fraser Valley Investment Properties That Cash Flow

The Lower Mainland is not the easiest market to cash-flow in, but the right unit in the right city — Chilliwack, Abbotsford, parts of Surrey — can still pay for itself and appreciate.

I work with investors the way I'd want to be worked with: numbers on screen, deal by deal, no fluff. If the cap rate isn't there, I'll say so. If a neighbourhood isn't going to work in five years, I'll say that too.

Real deal — Chilliwack

"I wanted a rental property that would actually pay for itself. Preet found me an investment in Chilliwack that rents for $3,800 a month and fully covers my mortgage. He runs the numbers with you before you fall in love with a place — that's rare." — Joginder, Chilliwack · Investor

Purchase price	Confidential (available on request)
Down payment	20%
Monthly rent	$3,800
Mortgage + strata + tax	Fully covered by rent
Cash-on-cash return	Positive from month one

Where the numbers actually work

Chilliwack

Rents rising, prices still reasonable, strong tenant demand. Best cash-flow city in the Lower Mainland right now.

Abbotsford

Similar profile to Chilliwack but slightly higher prices. Great for larger units targeting families.

Surrey Newton / Whalley

Higher price points but strong rental demand from new immigrants and students. Good long-term appreciation play.

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Investor shortlist

Investor FAQs

What's a realistic cash flow on a rental in the Fraser Valley in 2026?

On a properly bought $650,000 to $800,000 property with 20% down in Chilliwack or Abbotsford, expect $100 to $400 per month of positive cash flow. Higher-priced properties usually break even and rely on appreciation. Anyone promising you $1,000/month cash flow on a Surrey condo is not being honest.

How much down payment do I need for an investment property?

For a property you won't live in, banks require a minimum 20% down. Some lenders want 25% or 35% depending on the property type and your income. Plan for 20% down plus another 3% for closing costs.

Should I set up a holding company to buy investment properties?

It depends on your tax situation. For your first one or two rentals, personal ownership is usually simpler and cheaper. Once you scale past that, a corporation may make sense. Talk to an accountant before you write the first offer.

Investment properties that actually cash flow.