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Investment signal

$635,000

2532 GOPHER DRIVE

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Beds

Baths

Sqft

—

Year

2022

Type

Single Family

Suite

Suite potential

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Location nearby

Nearby school, halal, mosque, grocery, park, and transit layers are still being built for Williams Lake. The listing facts above are live; the neighborhood-intelligence layer needs POI coverage before it can score this address properly.

About this home

Modern 2022 build on one of the largest lots in the Coyote Rock subdivision with sweeping Williams Lake views and steps to the Coyote Rock golf course - ideal for young professionals and investors. The bright main floor features an open kitchen/dining/living layout, primary bedroom with three-piece ensuite, two more bedrooms and a full four-piece bath. Enjoy a private, fully fenced backyard - perfect for your dog or outdoor entertaining - plus a double garage and extra driveway parking. The lower level offers a legal self-contained one-bedroom + den suite with a four-piece bath, it's own utilities and laundry, ready as a mortgage helper or rental income. Still under new home warranty, this tum-key property combines modem finishes, reliability, and strong long-term investment potential. (id:65958)

Subtype: Single Family
Structure: House
Common interest: Freehold
Living area: 1,887 square feet
Lot size: 9,147.6 square feet
Lot dimensions: 9147.6
Stories: 2
On market: Feb 12, 2026
Status changed: Apr 17, 2026
Annual tax: $2,835.36 (2025)
Photos: 32
MLS#: R3089565
Area: WILLIAMS_LAKE

Features and systems

Parking

GarageOpenRV

Basement

FinishedFull

Appliances

WasherRefrigeratorDishwasherStoveDryer

Heating

Baseboard heatersElectric

Roof

Asphalt shingleConventional

Foundation

Concrete Slab

View

Lake view

Negative cash flow ~$723/mo at these assumptions

Monthly rent (CAD)Adjust to your local market estimateDown payment (%)Investment props typically 20-25%Mortgage rate (% annual)Default 4.5% — adjust to your rate holdAmortization (years)

Cash on cash

-6.83%

Cap rate

3.50%

GRM

16.7

Break-even rent

$3,936

Financing

Down payment$127,000

Loan amount$508,000

Mortgage$2,574/mo

Operating expenses (monthly)

Property tax(est. 0.55%/yr (AB avg))$291

Insurance$80

Maintenance$529

CapEx reserve$265

Vacancy loss$159

Estimates only. Actual cash flow depends on financing terms, condition reports, current market rents, property tax assessment, condo fees, and tenant quality. Defaults: 4.5% rate, 30-year amortization, 5% vacancy, 1%/yr maintenance, 0.5%/yr CapEx reserve, $80/mo insurance. Property tax estimated at 0.55%/yr where not provided. Talk to a mortgage broker before relying on these numbers.

Mortgage estimate

Estimated $2,574/mo at 4.5% with 20% down, 30-yr amortization.Estimate only — actual payment varies by qualification + insurance.

Listing brokerage

Listing brokerage on file

Listing data via CREA DDF®. Information is deemed reliable but not guaranteed accurate by CREA. Last updated Apr 17, 2026.