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5402 54 Avenue
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Ponoka · Multi-family · under $675,000. Alerts only send when there are new or meaningfully updated matching homes.
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Attention investors—this income-producing Ponoka fourplex offers four rental suites generating approximately $6,000 per month and $72,000 in annual gross rental income.The current suite mix includes two 2-bedroom lower suites rented at $1,200 per month each, one 3-bedroom main-floor suite rented at $1,400 per month, and a recently renovated suite rented at $2,200 per month with utilities included. Three of the four suites are responsible for their own natural gas and electricity, while the owner pays water for the property.The building has benefited from extensive improvements throughout. All suites have received updates including fresh paint, flooring, and electrical and plumbing improvements. Every suite also includes its own washer and dryer—an important feature for tenant convenience and long-term rental appeal.Additional upgrades include a repainted exterior, newer eavestrough, roof and some windows completed approximately eight years ago, all hot-water tanks updated within the past five years, and new bathtubs installed in two suites.Each suite offers two exits, while the corner-lot location provides rear parking along with additional street-side parking. The property is conveniently located close to schools, parks, and everyday amenities.At an asking price of $624,900, this property offers four income-producing units at approximately $156,225 per suite, with a gross annual income equal to approximately 11.5% of the asking price before operating expenses.Whether you are expanding an existing rental portfolio or looking to enter the multifamily investment market, this is an opportunity to acquire an established income property with strong rental revenue and many major improvements already completed.Current rental amounts, utility responsibilities, leases, and operating expenses are available for qualified buyers to review. Please allow appropriate notice for showings and do not disturb the tenants. (id:65958)
10-item due-diligence checklist. We can pre-flight most of these for you on a CMA call.
Comparable sales
Ask for 3–5 recent solds within ~1 km and the same beds/baths so the list price has context.
Property condition
Roof age, furnace age, hot-water tank age, electrical panel size, windows. Cosmetic vs structural.
Zoning
Confirm zoning matches your intent (single-family vs duplex vs secondary suite vs commercial).
Suite legality / potential
If suited or being marketed as suited: confirm permits, separate entrance, ceiling height, egress windows.
Monthly carrying cost
Mortgage + property tax + insurance + condo fee (if any) + utilities. Compare to your max budget.
Property taxes
Confirm the annual tax amount on the current assessment — and whether a reassessment is pending.
Insurance estimate
Get a same-day quote. Older homes, knob-and-tube wiring, polybutylene plumbing, flood plains all change the number.
Commute
Drive it (or transit it) at the actual time of day you'd commute. Map ETA lies during peak hours.
Deposit and financing conditions
Deposit size, financing condition window, condition removal date, possession date — all negotiable.
Inspection considerations
Budget for a home inspector ($500–700) and any specialty inspections (sewer scope, mould, asbestos for pre-1990 builds).
Cash on cash
-1.13%
Cap rate
4.64%
GRM
13.9
Break-even rent
$3,874
Financing
Operating expenses (monthly)
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Approximation 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.
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Monthly carrying costs (shared)
Approximation only. CMHC default insurance is included when down payment is under 20%. Property tax and condo fees come from MLS when listed and may not reflect the current billing year. Accelerated bi-weekly frequency reduces total interest paid vs. monthly — confirm with a broker. Suite rental income depends on permits, market rent, and vacancy. Always validate with a mortgage broker before writing an offer.
We'll reply by text within a few hours. Comparable sales, condition flags, things worth checking — sent before you book a showing.
Listing brokerage
Listing brokerage on file
Listing data via CREA DDF®. Information is deemed reliable but not guaranteed accurate by CREA. Last updated Jul 13, 2026.
Buyer-fit signals
Derived from listing data and nearby-amenity proximity. Verify anything that matters to your decision — distances are approximate.
Location of this listing. Distances are straight-line.
Full neighbourhood intelligence (schools, halal, mosques, transit) is still building for this address.