40 4716 Orca Way

20% down at 4.34% fixed (Ratehub.ca), 25 years.

rent

$3,490/mo

after all costs

−$559/mo

cap rate

4.4%

yearly net rent ÷ price

Costs: mortgage $3,594 · insurance ~$175 · vacancy 3% · upkeep 5%.

Rent is today's market rent for a 3+ bedroom in Tsawwassen: CMHC's average there ($2,950) 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, Delta School District 37

• Elementary Cliff Drive Elementaryhomes in this catchment

  700 m away · 5025 12 Ave, Delta · 604-943-2244

• Secondary South Delta Secondaryhomes in this catchment

  2.0 km away · 750 53 St, Delta · 604-943-7407

From the Delta School District 37'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.