Alberta Real Estate Market Brief — Jan 12, 2026 (Duplex cashflow basics)

Written By Abraham AlGendy
Updated: Coverage: Alberta-wide (Edmonton + Calgary) Read time: ~2 minutes

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Duplex cashflow isn’t magic—it's math + tenant demand + risk control. Today’s goal: a simple, repeatable way to sanity-check a duplex before you fall in love with the listing price.

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Fast answers (duplex cashflow)

What is “good” cashflow?

A deal that covers its true expenses (mortgage + taxes + insurance + maintenance + vacancy) with a margin you’re happy with.

What expense do investors underestimate most?

Vacancy/turnover + repairs after tenancy. Budget conservatively and you’ll avoid regret.

What makes a duplex rent fast?

Clean condition, practical layout, transit/schools nearby, and pricing aligned with local rent comps.

Today’s theme: Don’t buy “hope.” Buy math, demand, and manageable risk.

Cashflow basics (simple checklist)

  • Rent comps: verify each side separately (bed/bath/parking/location).
  • Expenses: taxes, insurance, utilities (if landlord-paid), maintenance.
  • Vacancy: plan a buffer. Turnover costs are real.
  • Financing: rate + down payment change the whole story.
  • Legality: suites/secondary units are a separate question—don’t assume.
Quick math:
Gross Rent − All Expenses = Net Cashflow (monthly). If you want, send me a listing and I’ll estimate a conservative expense stack.

Seller play (how to attract investor buyers)

  • Provide clarity: lease terms, rent amounts, deposit info (as allowed), utility split.
  • Show upkeep: roof, furnace, hot water tank, windows, plumbing updates.
  • Reduce friction: clean access for showings and clear inclusions.
  • Price like an investor: comps + condition + rent reality (not best-case rents).

Edmonton + Calgary duplex angle

Duplex demand is neighbourhood-specific. Your best edge is micro-market filtering: schools/transit, employment nodes, and “renter friendly” amenities. If the numbers are close, better location + condition usually wins long-term.

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What to do next

Buyer move

  • Pick 3 comparable rentals per side before you pick a purchase price.
  • Run conservative expenses + vacancy—if it still works, you’ve found a real deal.
  • Use terms to protect you (inspection + financing where needed) and negotiate hard if DOM is high.

Seller move

  • Make the investment story simple: verified rents + clean maintenance history.
  • Present “low hassle”: access, clean condition, and clear inclusions.
  • Anchor to real sold comps and realistic rent expectations to avoid stale DOM.

Quick links

MLS®/market note: General information only (not legal/financial advice). For a precise plan, request a CMA + strategy call.

FAQ (duplex cashflow)

How do I estimate market rent quickly?
Compare 3–5 similar rentals (same beds/baths, similar location and condition). Confirm each side separately if it’s a true duplex.
What vacancy buffer should I assume?
Use a conservative buffer. If you’re unsure, assume you’ll have some turnover costs each year and budget for it.
What’s the most common deal-breaker?
Bad math due to optimistic rents or ignored expenses (repairs, insurance, utilities, and vacancy).
Do “legal suites” matter for duplex cashflow?
Yes—legality affects financing, insurance, and risk. Don’t assume; confirm with docs and municipal rules.

About the author

Abraham (Ibrahim) AlGendy — REALTOR® and former corporate commercial lawyer. Edmonton-based, serving clients across Alberta with a calm, evidence-led approach. Learn more: /about.

Abraham AlGendy
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Alberta Real Estate Market Brief — Jan 11, 2026 (Condos: value check)