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Real Estate Brokerage
Residential units: 16
Floors: 3
Asking price: $2,425,000.00
Gross revenues: $147,258.00
Net income: $106,557.00
Cap rate: 4.4%
Heating: Electric (tenant paid)
Hot water: Electric (tenant paid)
Land: 704.8 m² (7,586.40 ft²)
Parking: 2 outdoor
100% occupied and ideally located near St-Michel Metro and Maisonneuve Park, West of Rosemont Boulevard between Beaubien & Saint-Zotique. Strong Walkscore of 84 (Walkscore.com), on numerous bus routes and within walking distance to CEGEP Rosemont.
Exceptional rents are being achieved in this sub-market, with CMHC reporting only a 2.8% overall vacancy rate as of October 2018. Current rents are approximately 20.4% below market (Baron Realty analysis), offering excellent upside to the prospective purchaser. Units are fully sub-metered for heating (electric), hot water (tanks in each unit), and hydro (all at Tenants’ cost).
Each unit has an in-suite laundry hook-up (located in a closed space); Landlord does not provide appliances (Tenant-owned). The intercom lines run to apartments directly (not via phone lines). The main water line to the building was replaced in 2015. Panels are breakers. The roof was redone in 2014. A Phase 1 environmental report is available from 2014.
The immediate location has seen strong population growth of 3.6% from 2013-2018, and has a projected growth of 2.0% from 2018-2023. This area of Rosemont has a median age of 39.4 and household average income of $57,925 (Tetrad | 1 Km radius).
Residential units: 0
Floors: 0
Asking price: $2,100,000.00
Gross revenues: n/a
Net income: $0.00
Cap rate: 0%
Heating: None
Hot water: None
Land: 9,790.00 m² (105,378.70 ft²)
Parking: None
The Opportunity:
Baron Realty, Brokerage has been retained on an exclusive basis to arrange the sale of a 2.419 acre land parcel with zoning approval for 28 townhome units. This is a rare infill development opportunity in an affluent area of North Niagara Falls with easy access to the QEW.

Site Description:
Part of lot 35 TWP of Stamford Being Part 1 On 59R13502; Niagara Falls.

Measurements:
9,790.00 m2 | 105,378.70 ft2 | 2.419 Acres ±
82.122 m x 122.347 m (269.43 ft X 401.40 ft) Irregular ±

Zoning:
Grouped Multiple Dwellings (R4-749) under By-law No. 79-200.

Demographics:
Household Income: $113,686. Median Age: 49.9. Forecast Population Growth: 2.5% (2018-2023)

Site Servicing:
A 300 mm PVC water main with a lateral hookup is available on Mewburn. A 250 mm PVC sanitary main is available on Mewburn with a lateral hookup available. No storm sewer is in place, only ditching.

Process:
The Vendor’s expectation is that all Due Diligence Material will be reviewed by prospective purchasers prior to the submission of an Agreement of Purchase and Sale. All offers to provide proof of funds for down payment within five (5) days of accepted offer, or offer null and void. The Vendor will also look favourably on limited DD periods, substantial deposits, and firm offers.

Deliverables:
Upon execution of the attached Confidentiality Agreement, prospective purchasers will be granted access to an online Data Room. The documents found within this folder represent all the documents available, with additional due diligence documentation the responsibility of the purchaser.

Please click to see flyer, and CA to receive access to the Sharefile
Residential units: 36
Floors: 3
Asking price: $6,100,000.00
Gross revenues: $409,647.00
Net income: $307,288.00
Cap rate: 5.04%
Heating: Electric (tenant paid)
Hot water: Electric (tenant paid)
Land: 2,737.60 m² (29,467.28 ft²)
Parking: None

Masterfully renovated, this unique asset has been brought to “condo quality” in terms of suites, exterior and common areas. The list of recent renovations is extensive: Doors, frames, windows and balconies were replaced, common areas were updated, painted, and cleaned, the façade was upgraded to stone & aluminum, and all panels changed to breakers. Every apartment was renovated and feature solid surface counters, stainless steel stove, fridge, dishwasher and integrated microwave. Every unit has a washer and dryer in-suite. Many units have 1.5 baths (a bathroom + a powder room off the hallway).

Care-free value proposition by simply continuing to raise unit rents as tenants move out. Currently, the average unit rent is just $978 / month indicating over 20% gross rental upside (see Rent Roll analysis on Pg. 8 for details). This area of Saint-Laurent has seen excellent population growth, estimated at 4.2% from 2013-2018 and has forecast growth of 2.9% from 2018-2023. The median age is 43.3 years old. Exceptional household average income of $107,838 (Source Tetrad, 1 Km radius).

Highly accessible location. 10-minute walk to Du College Metro Station. A walk to CEGEP de Saint-Laurent, and Vanier College. Bus numbers 124 and 128 service the building, with direct access to Du College, Cote Vertu, Plamondon, Cote Sainte Catherine, and Vendome Metros (the Super Hospital Glen site). This asset is offered free-and-clear, allowing the buyer to place new debt at todays favourably low rates.

Residential units: 36
Floors: 3
Asking price: $5,250,000.00
Gross revenues: $352,284.00
Net income: $243,927.00
Cap rate: 4.65%
Heating: Electric (tenant paid)
Hot water: Electric (tenant paid)
Land: 2,949.20 m² (31,744.92 ft²)
Parking: 4 outdoor

Exceptional asset in Saint-Laurent offering an ideal unit mix of 32 units of 5.5, and 4 units of 4.5. Highly accessible location. 10 minute walk to Du College Metro Station. A walk to CEGEP de Saint-Laurent, and Vanier College. Bus numbers 124 and 128 stop in front of the building, with direct access to Du College, Cote Vertu, Plamondon, Cote Sainte Catherine, Vendome Metros (the Super Hospital Glen site). Excellent loan in place: rate of 2.22%, 30 year amortization expiring in 04/2020 (details on p.5).

Four exterior parking stalls are available. Three are provided to tenants, one is currently used by the owner. Renting these separately offers an additional income source. 90% of units have a hookup for in-suite laundry and dryer, attracting a more affluent tenant base. Suites have numerous large windows (extremely bright) as all are corner units which receive exceptional sunlight exposure. 67% of the units have the bathrooms renovated in the last three years. The rest offer additional upside in rents (such suites are renting for $57 more per month on average, for 5.5’s). There is additional upside potential in updating kitchens, which are dated but in proper and clean condition.

Key improvements have been completed in recent years. 28 of 36 hot water tanks have been replaced (40 gallons). All roofs were replaced in 2013 (receipt & warranty available). All units have 100 amp electric breakers. The vinyl façade of 160 Carre Benoit was changed. Four entrance doors were changed. Flooring is hardwood on floors two and three, the ground floor units are ceramic flooring for all except for one unit which is floating/vinyl flooring. Ceramic flooring in baths and kitchens.

This building offers clear rental upside upon unit turnover. Currently, the average unit rent is just $813 / month indicating potentially over 17% gross rental upside. This area of Saint-Laurent has seen steady population growth, estimated at 3.0% from 2013-2018 and has forecast growth of 2.7% from 2018-2023. The median age is 43.7 years old. Exceptional household average income of $114,182. (Source Tetrad, 1 Km radius)

Residential units: 24
Floors: 3
Asking price: $2,975,000.00
Gross revenues: $181,008.00
Net income: $99,833.00
Cap rate: 3.36%
Heating: Electric (tenant paid)
Hot water: Electric (tenant paid)
Land: 591.90 m² (6,371.15 ft²)
Parking: None

Ideally located in Ville-Marie just a block from Beaudry Subway Station, this classic asset features generous suite sizes, beautiful unit layouts, no basement suites, and 10-foot ceilings. The same ownership group has held the property for over 20 years and have maintained it well.

Substantial rental upside to be realized upon unit turnover: review of the current pro forma with in-place rents and expenses, versus the potential rents and expenses for the building, indicate some 73% upside in the NOI possible. Units on average rent for just $629, while our estimate of market rents are at least $875. Electric, Water, and Heat are sub metered to each tenant. The insurance bill exceeds market rates, offering an immediate opportunity to reduce expenses by obtaining a new policy. Electric panels are breakers. The crawl space has ample height for maintenance (approximately 68-inch clearance). The hot water tanks are located in this crawl space.

This location has a nearly perfect Walk Score of 98. (Source Walkscore.com) Just one block (a 2-minute walk) to Beaudry Station. Numerous bus routes also service the building. The immediate location has seen above normal population growth of 5.9% from 2013-2018 and has projected population growth of 5.9% estimated from 2018-2023. This area of Ville-Marie has a median age is 37.8 years old and strong household average income of $63,280. (Source Tetrad, 1 Km radius.)

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