|Heating:||Electric (tenant paid)|
|Hot water:||Electric (tenant paid)|
|Land:||591.90 m² (6,371.15 ft²)|
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.)
|Land:||5,756 m² (61,954 ft²)|
|Parking:||51 indoor, 54 outdoor|
With 106 units over three buildings and the same ownership since 1985, this asset offers an exceptional opportunity both in terms of its scale, and potential rental upside. Located on a park-like parcel of land in LaSalle, the buildings have received substantial Capital Expenditures over the years and present an ideal opportunity to greatly improve revenues through new management. Ample parking: 51 interior and 54 exterior stalls.
The buildings offer a unit mix composed of: 16 4½, 74 3½ (16 of which are extra large), 2 2½, and 14 1½ units, which aligns well with the rental demand in this area of the City. Review of the current rent roll (pg. 8) shows some 47% rental upside upon unit turnover (average unit rent is just $630 / month). The market rent for each unit type are as follows: 4½ units potential $950 (current average at building $699). 3½ (Extra Large) units potential $900 (current average at building $682). 3½ units potential $875 (current average at building $629).
Key capital improvements have been completed in recent years, including the replacement of 104 doors, 248 windws, 75 balconies, 75 bathrooms, 6 furnaces, 3 garage doors and 106 breaker panels. The roofs on all three buildings have been replaced, and the brick work repointed. The asphalt has been replaced along with the security system in each building.
Idyllically located just a short walk from Rene Levesque Park, along with numerous other smaller parks this location has an exceptional Bike Score of 93, and a strong Walk Score of 54. (Source Walkscore.com) The immediate location has also seen above normal population growth of 15.1% from 2013-2018, and has projected population growth of 14.5% estimated from 2018-2023. (Source Tetrad, 2 Km radius) In recent years there has been substantial development in LaSalle, with both rental and condo projects in the Borough. This has helped drive rents upward. Just a 10 minute walk, or 2 minute drive to Gare LaSalle. Near Collège Sainte-Anne, LaSalle City Hall, and a number of neighbourhood amenities. Bus numbers 495 and 110 service the buildings, however there is substantial parking on site. This area of LaSalle has a median age is 39.5 years old and strong household average income of $62,324. (Source Tetrad, 2 Km radius)
|Heating:||Electric (tenant paid)|
|Hot water:||Electric (tenant paid)|
|Land:||2,949.20 m² (31,744.92 ft²)|
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)
3 BUILDING PORTFOLIO. 3170 AVE. BARCLAY CAN BE SOLD SEPARATELY, ASKING $899,000.
Ideally located in Côte-Des-Neiges—Notre-Dame-De-Grâce this asset offers substantial rental upside with in-place rents being well below market. The same owners have owned this property since 1998. Wood and Brick building built in 1950 with key upgrades completed in recent years. Across from the rehabilitation centre called Intégrale Universitaire de Santé et des Services Sociales (CIUSSS) and a walk to University of Montreal, HEC Montreal, and numerous parks. A short walk to CHU Sainte Justine Hospital, Jewish General Hospital, Metro Plamondon, Plaza Cote Des Neiges. Exceptional Walkscore of 87 (Source Walkscore.com). A walk to everything.
Key improvements have been completed in recent years, including replacing the underground main sewer pipe, and replacement of the window lintels on the back and sides of the building. Almost the entire building has copper piping. Roofs are approximately 15 years old (no receipts available). Eight units have been upgraded by the current owner, who has also replaced the windows and patio doors. Balconies have been updated. The building has four indoor parking stalls which offer revenue potential (currently used by the owner). This building offers clear rental upside upon unit turnover. Currently, the average unit rent is just $551 / month, indicating potentially over 41%gross rental upside. The current average rents based on unit size are: $522 for the 3.5’s and $573 for the 4.5’s.
This area of Côte-Des-Neiges seen steady population growth, estimated at 0.5% from 2013-2018 and has forecast growth of 2.0% from 2018-2023. The median age is just 34.9 years old. Strong household average income of$77,515. (Source Tetrad, 1 Km radius).
|Heating:||Gas (owner paid)|
|Hot water:||Gas (owner paid)|
|Land:||371.60 m² (3,999.87 ft²)|
|Parking:||4 indoor, 1 outdoor|
Stunning large corner building. Character building built in 1931 with numerous original features (stained glass, wood trim) and spacious suites. Ideally located in Ville-Marie just 2 blocks East of Parc La Fontaine, at the Intersection of the borough of Plateau Mont Royal (South of Sherbrooke East is Ville-Marie, North is Plateau Mont-Royal). Near Hospital Notre-Dame, countless restaurants, amenities, bus stops, and numerous schools. A walk to Papineau Metro Station. A short bus ride to the City Centre. Exceptional Walkscore of 93 (Source Walkscore.com). A walk to everything.
Units in this building are large and spacious, well updated, and retain much of their character. This building offers not only excellent current rents, but clear rental upside upon unit turnover. Currently, the average in place unit rent is $1,408 / month, indicating potentially over 25% gross rental upside. The current average rents based on unit size are: $597 for the 1.5, $1,448 for the 4.5, $1,110 for the 5.5, and $2,330 for the 7.5. Additionally, the hydro bill for unit 1950C is currently paid by the Landlord, which can be moved to the tenant upon turnover.
This part of the city has seen steady population growth, estimated at 3.4% from 2013-2018 and has forecast growth of 2.2% from 2018-2023. The median age is just 35.4 years old. Strong household average income of$62,636 for 2018 estimated, indicating a great base of renters. 48% of the population is between ages 20 and 39 (Source Tetrad, 1 Km radius). Demographics in this area support a renter profile willing to pay top rents for unique apartments.