Sure, there’s a million different scenarios but I’d rather have $600k in a condo earning $30k per year, with appreciation, than a balanced portfolio that could return zero on $150k left over from investing into a 1BR.

There’s some benefit to 2BRs, too, like a typical dual income scenario (less likely to have tenant issues due to finances) and you also have parking to use as a great perk or a detached income stream.

There are so many assumptions in your scenario that you're twisting to make the 2 bedroom seem better. C'mon. Apples to apples here. If you're buying parking with the 2 bedroom, you buy parking with the 1 bedroom. etc. (if you don't buy parking with the 1 bedroom, it's cheaper).

Since we’re in the Sparrow thread I’m trying to keep the details pertinent to Sparrow, as in I’m not referencing possible rental rates at the Customs House.

Parking is included with the 2BR at Sparrow, but few developments in the core will even offer parking (as in you can’t buy it if you try) with anything sized below a 1BR+den.

Sparrow has 24 stalls and 49-units and I *think* several are allocated to commercial units on the ground floor.

If you have general questions about investment we can have this conversation in another thread, too.

^ thats all fair. I don't think your statement about cash purchase best investment is a 2 bd was restricted to Sparrow (and if it was, thats moot as there are no 1 bd left). Anyways, we have other threads on best options for investment condos, certainly. Covid has changed things a little WRT demand for 2 bd, but I don't think thats permanent.

I was trying to suggest a 2BR investment at Sparrow is not something to discount, as the market has definitely changed since 2020. I also think having cash for a purchase makes a big difference in flexibility as mortgaging a 2BR at 80% or more can typically leave less cash flow wriggle room than mortgaging a 1BR relative to rental rates. You know the drill.