Investor case study

Coquitlam investor case study

A professional in her 40s bought a Burquitlam townhome in 2018 and held it as a rental. Here are the numbers, the lessons, and what I'd do differently today.

See the answer Map my equity first

Ranked Top 1% Team

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Local Lived in the Tri-Cities 44+ years

★

Recognized Top Tier Agent

Also read Burke Mountain homes Heritage Mountain homes Westwood Plateau Book a Strategy Call with Craig

Results at a glance

What the numbers actually looked like — before and after.

Property type

1-bed condo

Burquitlam SkyTrain-adjacent.

Purchase price

$585K

Under the comparable sold mean.

Gross rent target

$2,700/mo

Supported by immediate tenant sourcing.

Cap rate

~4.1%

Pre-expense; appreciation thesis on top.

Deep context

What actually happened behind the numbers

Every deal reads clean when you look at the closing statement. The real work happens in the 6-8 weeks before subject removal, when the plan has to survive contact with reality. The file behind this case study: a second-property investor targeting a SkyTrain-adjacent Burquitlam condo for rental yield. What made it non-trivial: a clear cap-rate floor of ~4% and immediate tenant placement to keep holding cost manageable. What the outcome looked like: a $585K 1-bed purchase with a $2,700/mo rent achieved the same month. The rest of this page walks through exactly what I did and why — unvarnished, including the parts where the first plan had to change.

The pricing strategy was the first decision that mattered. I don't recommend an aggressive list or an aggressive offer without a written rationale showing why — and the rationale has to survive being pressure-tested. In this case, the comparable-sold data supported a specific band, and we priced inside that band on purpose. Buyers (or sellers) who pick a number and reverse-engineer the rationale lose deals. The families who stick to a data-first framework write offers that actually close.

Subject-removal windows did the heavy lifting on this file. When you're coordinating two transactions — or one transaction with a tight financing contingency — the subject-removal schedule isn't a formality. It's the single most important instrument you own. I work backward from completion to lock down financing, inspection, and title-review windows that actually compress into the calendar available. The families who lose coordinated deals usually lose them in the subject-removal window, not the negotiation. The buyer hub walks through the standard sequence; a case like this deviates from it deliberately.

The outcome on this file closed clean, but it wasn't automatic. The lessons I took forward: (1) lock financing the week we list, not the week we write, (2) write subject-removal windows tight enough that the seller's counterparty doesn't blink, (3) front-load the honest conversations — if a piece of the plan isn't going to work, surface it in week one, not week seven. That's the framework. If you're navigating a similar situation, get on the calendar and we'll scope yours.

The sequence that worked on this file

Written plan first

Pricing, timing, and coordination documented before anything hit the market.

Financing locked early

Pre-approval confirmed in writing before the first showing or list day.

Tight subject-removal

Windows aligned to the other side's financing clock, not our own optimism.

Post-close follow-through

Move-in logistics, insurance, and utility transitions confirmed week-of completion.

The setup

Experienced single-asset investor. Owner-occupied home elsewhere. Target: a SkyTrain-adjacent townhome with strong long-term rental demand. Bought 2018, held through 2026. Illustrative composite based on common investor scenarios.

Strategy: long-term hold, professional property manager, focus on rental stability over aggressive rent increases.

Bought: 2018 Burquitlam 2BR townhome.

Held: Through 2026 (8 years).

Strategy: SkyTrain demand, quality tenant, steady.

What worked

SkyTrain adjacency

Rental demand was reliably strong.

Professional property manager

Paid off on day-1 tenant selection.

Same tenant for 6 of 8 years

Turnover is the real cost.

Modest annual increases

Kept good tenants, didn't maximize short-term.

Rode a long appreciation cycle

2018–2026 Burquitlam was a strong hold.

What didn't

Special levy in year 4

$24K out-of-pocket. Unplanned.

Strata tightened rental bylaws

Required notice, not an issue yet.

Rate increases 2022–2023

Squeezed cash flow materially.

Tenant turnover in year 7

4 weeks vacancy + refresh.

Year-one learning curve

New landlord mistakes cost real money.

What to take from it

For Burquitlam specifically, read Burquitlam investment guide. For broader Coquitlam investment thinking, investment property guide.

How I help investor buyers

Long-term rental demand first. SkyTrain-adjacent product. Strata health reviewed hard. Rate-sensitivity analysis up front. No aggressive yield-chasing — Coquitlam rewards patient holds.

Investment buying in Coquitlam is solid if the strategy is long-term. It's rarely solid as short-term flip.

Book a Strategy Call with Craig Back to buyer resource hub

Burquitlam investment

SkyTrain-adjacent investing.

Investment property guide

Broader Coquitlam investment.

Buying a townhome

Strata specifics.

Was the 2018 timing special?

Partly — it was a good entry. Good long-term holds work across most entry points in Burquitlam.

Is SkyTrain adjacency still the play?

Yes — and expanding as the corridor develops.

Would you buy a condo instead?

Depends on the building. Townhomes held better over this period.

Short-term rentals?

Tightly regulated in most Coquitlam strata. Not a reliable play.

Still have questions?

I answer these kinds of questions every day. A 15-minute call usually resolves it.

Book a Strategy Call Back to buyer resource hub

Keep exploring

The four pillars I run every file on

Licensed REALTOR® with The Macnabs. Tri-Cities-fluent, written-advice-first. Here's how I work any client file that lands on this page.

Start with a free Equity Map Call 604-202-6092

Coordinated transactions

Sell and buy aligned so you don't bridge finance.

Reserves planning

Closing costs and post-close buffer built into the plan.

Subject-removal discipline

Tight, written subject-removal windows — no deal held together with goodwill.

Post-close follow-through

Move-in week, insurance, and utility coordination included.

Next steps

Three ways to take the next step — pick the one that fits.

If you're just exploring

Book a Strategy Call

No pitch. Just scope your options and walk away with a written next-step plan.

If you're actively shopping

Set up a custom search

Matched to your criteria with written comparable-sold data on every showing.

If you need an answer now

Call 604-202-6092

Same-day response during business hours. Tri-Cities local line.

How I actually work with you

A five-step process built around clarity, strategy, and no-surprise execution — whether you're buying your first home or selling a property you've owned for twenty years.

01

Evaluate — where you actually stand

We start with a real conversation about your goals, timeline, and numbers. I'll pull current comps, assess your buying power or home's true market value, and tell you exactly what the data says — not what you want to hear.
02

Strategize — a plan built for your situation

I build a written strategy around your priorities: target neighbourhoods, pricing strategy, timeline, financing structure, and the trade-offs at each decision point. Every recommendation comes with a reason.
03

Prepare — listings, offers, and due diligence

For sellers: pre-list prep, staging direction, pro photography, and a pricing framework that draws interest without leaving money on the table. For buyers: offer structure, subject clauses, and the due-diligence checklist for every property that matters.
04

Negotiate — protecting your position

This is where experience pays for itself. I negotiate price, terms, subjects, deposit, completion dates, and the small details that don't show up in listings but decide whether a deal closes well or falls apart.
05

Close — and stay with you after

From subject removal through completion and possession, I coordinate with lawyers, lenders, inspectors, and trades so nothing drops. After closing, I stay in your corner for everything from tax-assessment appeals to the next move.

Book a Strategy Call →

Frequently asked

Tri-Cities real estate — quick answers

The short, honest version. Every answer here is what I'd tell you on a call — no fluff, no generic listing-agent talk.

Is the Coquitlam real estate market strong right now?

The Tri-Cities has held premium better than most Metro Vancouver sub-markets through the 2023-2025 cycle. Entering 2026, the story is: tight supply in detached across Burke Mountain, Heritage Mountain, and Westwood Plateau; closer to balanced in townhomes and condos. Specifics on a call.

Who's the best realtor in Coquitlam?

Every realtor answers this question the same way. The better question is: who's the best realtor for this specific search — move-up, first-time, Burke Mountain, Heritage Mountain, estate property, presale condo, relocation. The right answer is the one who can describe this neighbourhood without opening the listing.

What schools are in this area?

SD43 (Coquitlam School District) runs every public school in Coquitlam, Port Moody, Port Coquitlam, Anmore, and Belcarra. Catchments are specific and assignments change — always pull the catchment before writing an offer. SD43 catchment lookup.

How's the commute from here?

Evergreen Line of the Millennium SkyTrain links Coquitlam Central, Lincoln, Burquitlam, Moody Centre, and Inlet Centre — Coquitlam Central to Burrard is ~35 minutes. West Coast Express runs commuter-hours only and is ~35 minutes to Waterfront. Driving to downtown Vancouver is 35-60 minutes depending on time and route.

How do I book a call with Craig?

Get your free Coquitlam home valuation — no pressure. You'll leave with a clearer read on the current Tri-Cities market whether or not we end up working together.

Have a different question? Book a Strategy Call →

Pick your lane

Buying or selling in Coquitlam? Start where it hurts least.

Most people lose money because they read generic advice and act on it. The pages below are the opposite — Coquitlam-specific, opinionated, and built from real transactions. Pick the lane that fits the move you're actually making.

If you're buying

If you're selling

Still deciding

No hedging. No "it depends." If a page above contradicts what another agent told you, ask them to cite their source — every number on this site is checkable.

Deeper reads

More in this series

The resources below go deeper on the same topic. If you’re piecing together a full picture, these are the next logical reads.

Authority Sources & Local Resources

Verify everything — the sources behind this page

Every claim on this site is checkable against a government, regulator, school district, or independent authority. Cross-reference anything — if a number here ever drifts from the source, the source wins.

Municipal & Transit

Health

Schools

Parks & Outdoors

Real Estate Authorities

Local Lifestyle

External links open in a new tab. The Macnabs is not affiliated with these organizations — they are cited as independent authorities. Any time a number on this page differs from the authority, the authority wins.

★Top 1% Team Medallion Team Member President’s Club Team Member 44+ Years in the Tri-Cities

What Coquitlam clients actually say after working with Craig

Real reviews pulled from Google. No paid placements. No curated-only-positives. Every client below closed with Craig — most sold over asking, several within a week.

★★★★★

“Craig sold my property in just 6 days. After receiving one offer, he quickly reconnected with all the other realtors who had viewed the property, and before I knew it, we had multiple offers — all over asking price. Craig didn’t stop there; he negotiated even better terms for me.”

Heather Fox

Sold with Craig · Over asking, 6 days

★★★★★

“We worked with Craig on three real estate transactions. In all cases he was extremely professional and efficient. In the case of the two sales, both houses were sold for over asking and within the one week of going on market. Craig analyzed the market accurately and advised on a selling price that was fair and saleable.”

Ann English

3 transactions · 2 sold over asking in a week

★★★★★

“Craig recently sold my townhouse in West Vancouver in less than 6 days for over asking price. Craig is one of the most prolific and highly motivated realtors I have seen in the Realty business, and I have extensive experience buying and selling properties of all sorts.”

Riverplate Equities

West Vancouver townhouse · Over asking, 6 days

★★★★★

“We consider ourselves lucky to be able to work with Craig over the last 5 years, over multiple transactions. He is a professional who is guided by integrity, honesty, and punctuality. Craig is a seasoned and well-informed realtor who will be a great asset on any real estate journey.”

Jaeyoung Joo

Google Local Guide · 5 years, multiple transactions

★★★★★

“As first-time home buyers, we had a myriad of concerns. Craig immediately put us at ease by taking the time to address each of our questions thoroughly and patiently. At no point did I feel pressured or rushed into making a decision. Instead, Craig empowered us with all the facts and options.”

Jeff Kwok

First-time buyers

★★★★★

“One of the most dedicated and professional realtors I’ve encountered. No matter the value of the property, Craig puts great care into preparing high-quality marketing content. With his in-depth knowledge of the Coquitlam area, I highly recommend Craig to anyone looking to buy or sell.”

Allan Liang

Coquitlam specialist

★★★★★

“His creativity, top-notch communication skills, and a solid plan were instrumental in selling high and buying low. His foresight in negotiation skills, predicting outcomes before they happened, truly set him apart. A remarkable professional who exceeded expectations.”

Matdori

Google Local Guide · Sold high, bought low

★★★★★

“Craig absolutely delivered on his promise of selling my condo, exceeding my expectations. A++ communications and he kept me informed and educated every single step of the way. Rock solid performance and a very quick above asking sale, I am beyond grateful.”

Rich & Andrew

Condo sold over asking

★★★★★

“We were referred to Craig by a friend and knew from day one we were in great hands. The marketing was outstanding — we received seven offers, and Craig held firm on our priorities. When we re-listed in January, it sold in three days at the price we wanted, and he went on to find us an off-market buy in Vernon.”

Jim Turnbull

7 offers · Sold at target price · Off-market buy in Vernon

Read the Google reviews →

Keep Digging

Craig writes the Tri-Cities coverage most realtors won't. Every page below is built on the same ground-truth data and the same negotiation playbook Craig uses for every client.

Coquitlam Market Data hub → Coquitlam homes for sale (hub) Average home price Coquitlam condos for sale Coquitlam townhomes for sale Coquitlam luxury homes Home value by neighbourhood Home value trends Coquitlam property tax rate

Craig Johnston, REALTOR® with The Macnabs — Top 2% Nationwide Team, 44+ years Tri-Cities experience

Craig Johnston · REALTOR® · The Macnabs

★ Top 2% Nationwide Team ★ 44+ Years Tri-Cities ★ Burke Mountain Resident ★ Move-up Specialist

Who this is for

Three kinds of people get the most out of this page.

Cashflow-focused Tri-Cities investors

You're not buying for lifestyle. You're buying for yield, appreciation, and exit. Craig runs the cap-rate math before the showing, not after.

Owner-occupier-then-rent buyers

You live in it for two years, then rent it. The purchase has to support both. Craig knows which buildings do.

First-time investor parents

Buying the kid's condo at UBC / SFU / Douglas. Craig gets the strata minutes, the rental cap, the move-in date — all before offer.

Craig's take

"There's no Coquitlam building worth buying as an investor that isn't also a good owner-occupier unit. If you can't live in it, don't rent it out."

— Craig Johnston, REALTOR®, The Macnabs

The five-step protocol

Every Craig file runs on the same five steps. No exceptions, no improvisation.

Whether you're a first-time buyer at $850K or a luxury seller at $4.2M, the sequence is identical. The scale changes. The discipline doesn't.

Frame the file

Your numbers, your timeline, your non-negotiables, your trade-offs — written down before we pick any houses or pick any comps.

Run the market

Current supply, current absorption, current days-on-market, current buyer pool — per neighbourhood, per property type, not 'Metro Vancouver' averages.

Lock the strategy

Target neighbourhoods, target price band, target timeline, target offer structure. Written. Agreed.

Execute on offer / list

Whether buying or selling, the offer / listing is engineered — structure, contingencies, comps, pricing logic — not improvised.

Close + follow-through

Conditions, completion, possession, and the six-month check-in. Most agents stop at keys. Craig doesn't.

Ready to talk?

Twenty minutes with Craig is worth a week of internet research.

No pitch, no pressure. Just your numbers, your options, and the next move that's actually right for you.

Book a Strategy Call → Get your home evaluation

Answers Craig gives

The three questions people ask Craig most on this topic.

What's the cap rate on a good Coquitlam investment condo?

Realistic range in 2026: 3.2-4.1% for newer concrete, 3.8-4.6% for older wood-frame, with appreciation expectations layered on top. Craig runs the pro-forma before the showing.

Are Tri-Cities rentals cash-flow positive?

With 20% down, usually slightly negative or break-even. With 35%+ down, usually positive. The math is specific — Craig models it for your down payment.

Which Coquitlam buildings are investor-friendly?

A shrinking list. Craig maintains the current rental-friendly strata list with minimum rental caps and bylaws verified — not just marketing promises.

Pick the next step in Craig's Coquitlam playbook.

The full Coquitlam playbook — pick your next move.

Next stepBest Realtor in Coquitlam Next stepHome Evaluation Next stepBook a Strategy Call Next stepWhere to Buy in Coquitlam Next stepCoquitlam Real Estate Guide Next stepCoquitlam Home Value Trends Next stepMeet Craig Next stepCraig Johnston, Realtor Next stepBuying a Property Next stepSell Your Home in Coquitlam

Craig Johnston, licensed REALTOR® with The Macnabs — Coquitlam, Port Moody, Port Coquitlam specialist

Work with Craig

Every Coquitlam move runs on the same five-step protocol.

Born in the Tri-Cities. Lived on Burke Mountain for 9+ years. Top 2% Nationwide Team. Craig runs every file — move-up, first-time, seller, investor — through the same repeatable playbook so nothing gets improvised at your expense. Start with the 20-minute fit call or the equity map. No pitch, no pressure, just your numbers and your options.

Book the 20-minute Strategy Call → Start with a Home Evaluation

Book a Strategy Call Home Eval

More Tri-Cities guides

Coquitlam investor case study

Results at a glance

What actually happened behind the numbers

The setup

What worked

SkyTrain adjacency

Professional property manager

Same tenant for 6 of 8 years

Modest annual increases

Rode a long appreciation cycle

What didn't

Special levy in year 4

Strata tightened rental bylaws

Rate increases 2022–2023

Tenant turnover in year 7

Year-one learning curve

What to take from it

How I help investor buyers

Burquitlam investment

Investment property guide

Buying a townhome

Related questions

Was the 2018 timing special?

Is SkyTrain adjacency still the play?

Would you buy a condo instead?

Short-term rentals?

Still have questions?

More investor reading

The four pillars I run every file on

Three ways to take the next step — pick the one that fits.

How I actually work with you

Evaluate — where you actually stand

Strategize — a plan built for your situation

Prepare — listings, offers, and due diligence

Negotiate — protecting your position

Close — and stay with you after

Tri-Cities real estate — quick answers

Buying or selling in Coquitlam? Start where it hurts least.

More in this series

Verify everything — the sources behind this page

What Coquitlam clients actually say after working with Craig

Keep Digging

Three kinds of people get the most out of this page.

Every Craig file runs on the same five steps. No exceptions, no improvisation.

Twenty minutes with Craig is worth a week of internet research.

The three questions people ask Craig most on this topic.

Pick the next step in Craig's Coquitlam playbook.

The full Coquitlam playbook — pick your next move.

Every Coquitlam move runs on the same five-step protocol.

Related reading

Explore the neighbourhoods connected to this page