3938 Indian River Drive

20% down at 4.44% fixed (Ratehub.ca), 25 years; tax from the listing; strata fee from the listing.

rent

$3,940/mo

after all costs

−$3,276/mo

cap rate

2.3%

yearly net rent ÷ price

Costs: mortgage $5,889 · tax $321 · strata $516 · insurance ~$175 · vacancy 3% · upkeep 5%.

Rent is today's market rent for a 3+ bedroom in North Vancouver: CMHC's average there ($3,333) raised by what new tenants pay against everyone in the Vancouver area, then down 3.5% with Vancouver's asking rents, 2025 Q4 → 2026 Q2. (CMHC Rental Market Survey, October 2025; CMHC Rental Market Report 2025, table 6.0 (rents on units that turned over to a new tenant); trend: Statistics Canada.) Houses usually rent for more than apartments. 25-year mortgage; rental purchases need at least 20% down.

Catchment schools, North Vancouver School District 44

• Elementary Dorothy Lynas Elementaryhomes in this catchment

  300 m away · 4000 Inlet Cres, North Vancouver · 604-903-3430

• Secondary Seycove Secondaryhomes in this catchment

  1.0 km away · 1204 Caledonia Ave, North Vancouver · 604-903-3666

From the North Vancouver School District 44's published catchment maps. A catchment gives priority, not a guaranteed seat, and French immersion and choice programs work differently. The district confirms catchment: check with its school locator.