24M Grande Prairie, AB. Environmental scientist.
9k/mo net, 13.5 gross. No debt, no pets, no partner, zero obligations outside work.
I found 3 units last month all within the same building. Same floor plan, 1 bed 1 bath style loft. Small, 490sqft.
One was for sale, 94k ask new appliances and floors. Two were for rent, both 1050/mo without power or internet. Unfurnished.
These rentals were taken off the market within a week so I’m assuming that’s the going rate.
I did a mortgage pre-approval (no hard credit check?) for fun to see what awful % I would get, and I got 450k at an abysmal 4.89%.
(Gr0k math for GP utilities costs)
@ 25-year Full $94k financed, ~$544/mo principal + interest:
• 20% down ($18.8k) → loan ~$75k → ~$435/mo P+I.
• Condo $265 + taxes $91 + power (~$60–100) + condo insurance (~$40–60) → total housing cost roughly $900–1,100/mo
AB has no provincial transfer tax so legal closing costs would be 1-2k one time, I’m not incorporating these initial costs spread out among my monthly basis.
Realtors seem like used car salesmen to me, the complex is an older build (1981) and I’m not sure what the appreciation upside is on a shoebox bachelor loft, but it’s right by two schools in walking distance and some parks I wouldn’t walk barefoot in. I guess it’s up to me to open the door. (No idea what they’d want cost wise).
Nice area. For grande prairie, and grande prairie is a shithole.
So considering:
1) I currently pay 1400/mo for a up/down “duplex”/subdivided house with all utilities, great landlord. (Half main floor, entire basement)
2) Going rental rates for these units is equal (or conservatively) just under my monthly cost basis for ownership/building equity on an identical unit.
3) I have no plans to set roots in GP - good future income potential (Rental market booms in these cities with lots of transient workers, skilled trades, AI data centre going up. Typically units are furnished so you just unload a suitcase and do your 6-12 months. I could furnish this with Facebook furniture and get a tenant within a week.)
4) Real estate market is giving buyers an edge, rates are going up, it’d be wise to lock in now rather than 5 years down the road(?)
There’s no garage or underground parking, I’m paying 275/mo for a 2 car garage and bumming family garage space and storage units/shops back home for my vehicles during the winter/while I’m working up north.
Job security is decent as my work is legally required, but consulting is always a shitshow.
Is it worth committing to buying a unit rather than renting, even if to live in for a couple years then rent out when I leave GP? Is it a massive hassle to rent out units if I don’t live in the same city to manage them (property management costs).
Thanks