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Investment signal

$1,650,000

454 ROUSSEAU STREET

Beds

Baths

Sqft

—

Year

1948

Location

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About this home

Rare income + future development opportunity in rapidly evolving Sapperton. Located steps from Braid SkyTrain, 454 Rousseau St features a renovated character home with three self-contained 2-bed suites plus a leased garage. One 2-bed is currently rented at $2,100/month and the garage at $1,000/month, with two additional 2-bed suites offering potential rents of up to $2,100/month each (approx. $7,100+/month total). Situated on a 5,108 sq.ft. lot and zoned CS-1 within a Tier 3 Transit-Oriented Development corridor, buyers may explore rezoning with the City to unlock higher density (up to 3.0 FSR / ~8 storeys), subject to approval. A strong cash flow + future upside opportunity. 448 Rousseau St. also available as package. (id:65958)

Subtype: Single Family
Architectural style: 2 Level
Structure: House
Common interest: Freehold
Living area: 2,137 square feet
Lot size: 5,108 square feet
Lot dimensions: 5108
Parking: 2 total
On market: Apr 9, 2026
Status changed: Apr 17, 2026
Annual tax: $6,099.57 (2025)
Photos: 32
MLS#: R3109448
Area: NEW_WESTMINSTER

Features and systems

Parking

Detached Garage

Basement

FullSeparate entranceUnknown

Appliances

All

Heating

Baseboard heatersForced air

Lot

Central location

Negative cash flow ~$3,159/mo at these assumptions

Monthly rent (CAD)Adjust to your local market estimateDown payment (%)Investment props typically 20-25%Mortgage rate (% annual)2026 default 5.49% — adjust to your rate holdAmortization (years)

Cash on cash

-11.49%

Cap rate

3.59%

GRM

16.7

Break-even rent

$11,576

Financing

Down payment$330,000

Loan amount$1,320,000

Mortgage$8,098/mo

Operating expenses (monthly)

Property tax(est. 0.55%/yr (AB avg))$756

Insurance$80

Maintenance$1,375

CapEx reserve$688

Vacancy loss$413

Estimates only. Actual cash flow depends on financing terms, condition reports, current market rents, property tax assessment, condo fees, and tenant quality. Defaults: 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.

Lifestyle nearby

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

Mortgage estimate

Estimated $8,098/mo at 5.49% with 20% down, 25-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.