Commercial Investor - Ontario - January 28, 2023

•This two unit home with City Approved rental licenses (D2 and A3) beckons for your immediate attention! Lot size and zoning may allow for future development. Bill 23 may provide additional ability for increased density. Easy walk to all amenities! Vinyl plank in upper and main units as well as new broadloom in main oor bedrooms. Spacious units. Coin operated laundry. Abundance of paved parking at rear of property. Most windows updated. Extensive deck. ESA certi cate done for rental licensing. Separate electrical meters for units as well as laundry. Two independent HVAC systems. This property will work well for investor looking for turn key income (buyer can go to market rents immediately), owner seeking mortgage helper income/home for multigenerational family or smart developer looking to warehouse RMU-20 zoned land for the future development.

DEVELOPER RENTAL GUARANTEE

VIRTUAL TOUR

STARTING AT $434,900

Compelling Opportunity! Two buildings situated on three lots in perhaps the most exciting area in Waterloo! Looking for live-work space with income and parking? Or perhaps an in ll project/ redevelopment site? This site truly has it all. Situated steps to Waterloo Park’s LRT station (about 100 meters) and in front of the Barrel Works Development, this IS the most intriguing site in Waterloo on the market. Uptown Waterloo, with its shops and nightlight, Waterloo Park and Waterloo Rec Centre are quick walks away. Both universities are accessible by LRT - just a stop away! CIGI across the street. Perimeter Institute and Clay and Glass museum around the corner. 116 Erb is a mixed use building featuring commercial on main oor and a residential unit above. This building could be ideal as live-work space - in a very convenient, very high-pro le area. 110-114 Erb presents as a triplex and was previously rental licensed. Next owner can go to market rents immediately and can capitalize on perhaps the The Best Rental Market in Canada. This is a rare opportunity in the Uptown core. Why settle for a tertiary location when you can own The Best? Opportunity knocks - will you answer?

•Out of space? This well-priced, clean, general industrial space available in the popular Collier MacMillan Business Park beckons for your immediate attention. 2983 square feet. Available at $12.49 Per Square Foot Per Annum with a reasonable CAM of just $4.50 PSF makes this location easy to call home for your existing business. M3 zoning provides for a variety of light manufacturing, general assembly and warehousing related uses. Drive in loading door. Of ce bathroom as well as shop bathroom. Of ce space ready for your nishing touches. Unit also has bonus roadside exposure to Collier MacMillan Drive. Ample parking. Located 15 seconds to Highway 24 and a two-minute drive to four interchanges to access Highway 401. No automotive users available at this site. Available February 1st, 2023, or possibly sooner.

– 275 Larch Street, Waterloo – Waterloo’s Ultimate Live Work Play Learn Community

•Welcome to The Block! The ultimate Live-Work-Play-Learn space located in close proximity to all the locales that make Waterloo great! Our current opportunities, range from 498-519 square feet – One bedroom and One bedroom plus Den formats available! The developer is offering a 12 month rental guarantee – $1500/month for 498sq ft unit and $1900/month for 519sq ft unit! Premier suite nishes and conveniences available here including plank laminate wood ooring, ceramic tile in bathroom, in suite laundry with stackable washer/dryer, oversized low e argon windows, knock down texture ceilings, granite countertops in kitchen and baths. All units pre-wired for high speed internet, telephone and cable. Five piece Whirlpool appliance package. Individual heating and cooling controls. This well-appointed community will feature a plethora of common amenities – accessible to all community members regardless of building: games room, theatre room, study lounge, business centre, yoga studio, tness room and terrace barbecue space spread throughout the development. The building features water softener, upgraded elevators, ceramic ooring, high ef ciency lighting and buzz board/intercom access control and security cameras. Condo fees include: insurance, common amenity utilities, water, cleaning, landscaping/snow removal, private garbage collection, and maintenance.

MLS®

520 Collier MacMillan Drive Unit #16, Cambridge – 2983 SF $12.49 PSF

MLS®

199 Erb Street West, Waterloo $999,900

MLS®

110-116 Erb Street West, Waterloo

MLS®

$1,799,900

Live/Work Duplex recently renovated situated in a AAA Location, located just a short walk from St Mary’s Hospital and on 2 public transit lines. The 3,600s.f. building features three dedicated entrances, currently with spa/clinic layout on lower 2 levels and a 4 bedroom residential home on upper 3 levels. Featuring 13 recently paved parking spaces, fully fenced back yard area with storage shed, brand new furnace and A/C, state of the art water purifying system with 2 commercial sized water heaters, air exchanger and security system, brand new kitchen. Additional features of this amazing property and business include a fully functional gym area in basement with in fl oor heating, sauna, steam room, contrast showers, custom built soaking tub with underwater traction and more. Don’t miss out on this opportunity to purchase a truly amazing property. MLS.

CALL

$1,900,000

• 1.8 acres of commercial development land

• Zoned C- 6 Commercial

• High traffi c artery

• Zoning allows for a variety of permitted uses including tradesman/contractor’s establishment, commercial parking facility, convenience retail, repair service & more.

• MLS

CALL

$774,900

Investment opportunity! Rented on 2 year inclusive lease $4400/month. Beautifully renovated 2 unit, 3 bedroom house with 1 bed accessory apartment in Downtown Kitchener. 1,200+ sq. ft. of above ground living space complete with eat-in kitchen with island, open concept living/dining and main fl oor bedroom plus 2 additional upper level bedrooms. Fully fi nished lower level in-law suite complete with additional bed and bath, living/rec room and full kitchen. Corner lot with private drive and detached garage. This home has been fully renovated top to bottom including: roof, windows, furnace & air, plumbing, electrical, kitchen, bathrooms, fl ooring, siding and more. Prime location situated within walking distance of Google, School of Pharmacy, LRT and close to expressway. MLS.

66

$27/SF NET

• 2,800 sq. ft. for restaurant user

• 650 sq. ft. patio

• Ground fl oor of 11 storey apartment building

• May 2022 occupancy

• CAM & taxes estimated at $12.00/sq. ft.

• Close to many major businesses including Waterloo Courthouse, Conestoga College, Centre in the Square, Waterloo Region Police, CRA and many offi ces in the Galleria. Exclusive

CALL REBECCA RAWLINGS 519-578-0337

Investment Opportunity

Great Location close to downtown

Kitchener for this fully rented mixed use semi-detached triplex. Featuring a main fl oor 1,600 square foot commercial unit with 2 recently renovated residential units above. The building generates over $47,000/ year in gross income, is situated on public transit line, has 4 designated parking spaces. Exclusive.

$15/SF GROSS

• 1,260sf offi ce space in Downtown Kitchener

• Available immediately

• Ideal for lawyer, accountant, massage therapist, chiropractor

• Close to Region of Waterloo courthouse, Conestoga College

• On public transit route, close to the LRT and amenities. Exclusive

CALL REBECCA RAWLINGS 519-578-0337

$5,000/ MON GROSS

• 1,850 sq. ft. fully fi nished offi ce space

• Onsite parking for 3+ vehicles

• Available February 1, 2023

• $5,000 per month semigross; utilities Tenant’s responsibility

• Finished basement

• Kitchenette

• MLS

CALL REBECCA RAWLINGS 519-578-0337

480 VICTORIA STREET NORTH, KITCHENER

NEIL KOEBEL

82 WEBER ST E, KITCHENER

WEBER ST E, KITCHENER

243 KING STREET EAST, KITCHENER

3 LOCUST STREET, KITCHENER

CALL RYAN BRIGGS

11 BELMONT AVE W, KITCHENER

CALL RYAN BRIGGS

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Canadian commercial property sector hit by outdated assessments and rising tax burden

sq ft industrial space

• One drive-in door

• Zoned Z10/Z10A

• $10.00/sq ft net

1352

• Located on the corner of Fergus Ave & Weber St E

• 14,359 sq ft retail space in high Traffic location

• Dock level loading

• $11.95/sq ft net

• Approx. 2,800 sq ft

• Drive-thru site

• Located on Weber

C4-1535 SNYDER’S ROAD E, PETERSBURG

WEBER STREET EAST, KITCHENER

AVAILABLE FOR SALE

AVAILABLE FOR SALE

KITCHENER KITCHENER

KITCHENER

MLS® 40364510

INDUSTRIAL BUILDING 6,000 SF | $2,100,000

INDUSTRIAL BUILDING

6,000 SF | $2,100,000

CAMBRIDGE

Chad Ritzer* x 3033

CAMBRIDGE

KITCHENER

MLS® 40363304

COMMERCIAL BUILDING/LAND 1,242 SF | 0.31 Acres | $1,680,000

Coldwellbankercommercial.ca

508 Riverbend Drive, Kitchener

Coldwellbankercommercial.ca

** Broker *Sales Representative

508 Riverbend Drive, Kitchener

** Broker *Sales Representative

WATERLOO

WATERLOO

MLS® 40367627 COMMERCIAL BUILDING/LAND

MLS® 40367627

1,600 SF | 0.673 Acres | $3,200,000

MLS® 40267992

MLS® 40267992

COMMERCIAL BUILDING/LAND

Frey* x 3118

1,242 SF | 0.31 Acres | $1,680,000

GUELPH

Eric Frey* x 3118

GUELPH

MLS® 40321109 COMMERCIAL BUILDING 11,679 SF | 0.21 AC. | $2,500,000

REDEVELOPMENT LAND

9.53 Acres | $19,500,000

COMMERCIAL BUILDING/LAND

1,600 SF | 0.673 Acres | $3,200,000

WOODSTOCK

Chad Ritzer* x 3033

WOODSTOCK

MLS® 40256028

INDUSTRIAL BUILDING

47,102 SF| 10 AC.| $11,250,000

Eric Frey* x 3118

COMMERCIAL BUILDING

James Boudreau** x 3020

11,679 SF | 0.21 AC. | $2,500,000

WIARTON

James Boudreau** x 3020

WIARTON

MLS® 40165651

LAND FOR SALE

98.38 Acres | $975,000

Peter Benninger** x 3000

LAND FOR SALE

98.38 Acres | $975,000

Peter Benninger** x 3000

WATERLOO

WATERLOO

MLS® 40306505

ONLY

MLS® 40306505

BUSINESS ONLY

BUSINESS FOR SALE $349,000 Lester Tobin* x 3023

BUSINESS FOR SALE $349,000

Lester Tobin* x 3023

REDEVELOPMENT LAND

9.53 Acres | $19,500,000

INDUSTRIAL BUILDING

John Hoffman* x 3040

47,102 SF| 10 AC.| $11,250,000

Eric Frey* x 3118

Frey* x 3118 John Hoffman* x 3040 EXCLUSIVE

Eric Frey* x 3118

LINDSAY

John Hoffman* x 3040

BRANTFORD

EXCLUSIVE

RETAIL/OFFICE BUILDING

BRANTFORD RETAIL/OFFICE BUILDING 3,000 SF | 0.241 AC. $1,600,000 Lester Tobin* x 3023

3,000 SF | 0.241 AC. $1,600,000

WATERLOO

Lester Tobin* x 3023

WATERLOO

MLS® 40205022

MLS® 40323294

BUSINESS ONLY

John Hoffman* x 3040

LINDSAY

EXCLUSIVE

MIXED COMMERCIAL RESIDENTIAL

EXCLUSIVE

28,000 SF | $1,699,000

MIXED COMMERCIAL RESIDENTIAL

Tim Ingold** x 5000

28,000 SF | $1,699,000

WATERLOO

Tim Ingold** x 5000

WATERLOO

MLS® 40295173

BUSINESS ONLY

MLS® 40323294

BUSINESS ONLY

BRITISH PUB RESTAURANT $289,000

Lester Tobin* x 3023

BRITISH PUB RESTAURANT $289,000

Lester Tobin* x 3023

Each office is Independently Owned and Operated

Each office is Independently Owned and Operated

MLS® 40295173

BUSINESS ONLY

ESTABLISHED RESTAURANT $149,000 Lester Tobin* x 3023

ESTABLISHED RESTAURANT $149,000

Lester Tobin* x 3023

MLS® 40256028

MLS® 40364510

MLS® 40363304

MLS® 40165651

MLS® 40321109

KITCHENER/WATERLOO GUELPH & CAMBRIDGE

restaurant

• Well established for 8 years

• Seating for approx.. 170 patrons

• Ample parking

• $1,300,000

• Drive through opportunity to lease

• High traffic street

• Near Universities

• Approx. 35,000 annual daily traffic

• 14 parking spots

• New roof

• Across from Conestoga College

• Approx. 2,850 sq ft

• $55.00/sq ft net

Options and credit practices in export financing

your funds in cases of breach of contract, nonpayment, expropriation or political instability.

Payment guarantees

Working capital

Prospecting and operating in foreign markets usually requires a greater investment than the same operations would need at home. A single large order or many small orders from overseas can affect your productivity and inventory capacity, and in some cases, foreign buyers may request longer payment terms, which can affect your working capital.

Political risk insurance

Not all importing countries enjoy the political, social and economic stability to which we are accustomed in Canada. Special insurance policies are often necessary, particularly to protect overseas investments. The Export Development Canada’s (EDC) Export Protect product insures transactions against nonpayment by foreign buyers. EDC will help collect

You may be dealing with clients and intermediaries you hardly know, in an economic context that is foreign to you. Take extra precautions and expect complications, such as late payments and fluctuations in exchange rates. You should have a plan of action in place before such problems arise.

EDC also offers loans or credit lines to foreign buyers to encourage them to purchase goods or services from Canadian companies. In this way, a Canadian business can make what amounts to a cash sale, and

Exporters doing business in unfamiliar territory can expect higher risk, and those additional financial and political risks may require extra financing. To develop a clear and concise export financing plan, you must assess a number of issues.

EDC will collect the payment. EDC’s Accounts Receivable Insurance (ARI) protects your business against foreign buyers who can’t or won’t pay up. It covers up to 90 per cent of the value of the sale.

Security for foreign distributors or clients

The people you will be doing business with abroad do not know you, so they may ask you for guarantees. That is particularly true in the public, agriculture and food sectors. The Canadian Commercial Corporation (CCC) offers foreign buyers security by providing a Canadian government-backed guarantee of contract performance. The agency offers a range of pre-

contract, advisory and post-contract services.

Long-term financing to purchase fixed assets

As your export venture thrives, your productivity and capacity will need to grow, meaning you may be required to plan for long-term financing. BDC financing products for present and future Canadian exporters combine long-term financing and flexible repayment options. BDC can finance the equipment purchases, retooling and increased inventory that exporters often need. It can also offer commercial real estate financing should you outgrow your current facilities.

Cash in advance

When a domestic buyer has a good credit rating, sales are often made on an open account. However, this approach fully exposes the seller to credit risk until payment has been made. When exporting, there are several ways to protect your sale. One option is to consider asking for cash in advance. This relieves you of collection problems and allows immediate use of the money. Wire transfers are commonly used. Keep in mind that payment by cheque may result in collection delays of up to six weeks. If you accept credit card payments, beware of fraud.

Letters of credit

A letter of credit is essentially a financial contract between a bank, its customer and the beneficiary. It outlines the conditions under which payment will be made. The buyer generally specifies the conditions, which usually include provisions of insurance forms, bills of lading, customs forms, various certificates and the like. Think of these documents as ways of safeguarding

the integrity of the purchased product.

Collections

Collections are usually the responsibility of the exporter’s bank. There are two types of collections: Documentary and draft/clean. In a documentary collection, your bank deals with a foreign bank and sends payment instructions. A documentary credit means you are entitled to receive payment once the shipping and commercial documents have been presented to the foreign bank. A draft/clean collection is similar to a cheque. The buyer sends a draft while waiting for the shipment to arrive, and the exporter transfers the product when the draft clears. A draft carries a risk similar to that of a cheque, as it may be not honoured.

Open accounts

This is the riskiest payment option, as the risk falls entirely on the exporter. Buyers and sellers will typically negotiate a payment deadline of 30 to 90 days or even longer, depending on the relationship and transaction. If you are considering this form of payment, you need to have a clear understanding of all political, economic and commercial risks involved.

Dealing with payment problems

If negotiations with your customer fail, you should obtain the assistance and advice of your bank, legal counsel and other qualified experts. Since arbitration is often faster and less costly than legal action, this step is preferable, provided both parties agree to take their dispute to an arbitration agency.

For more information, go to bdc.ca CI

8 spacious condo townhomes for sale. All 3 bed,1.5 baths, walk-out basements, private courtyards and attached single car garages. Units fully tenanted and being sold in a bundle, making this a unique investment to add to your portfolio. Tenants pay own hydro, 4+2 visitor parking.Roof reshingled 2020, electric heat throughout, no central air, 8 owned water heaters,windows approx10-12 yrs. There is possibility to add additional units on the approximate 31,000 SQFT. $3,800,000

Future development possibilities in this 4.798 Acre parcel of land that borders Welland/Thorold. Adjacent property, in Welland boundary, is zoned low density residential. Property is close to Brock University Campus (15 Minutes), Niagara College (1km) new residential developments, plaza for shopping and all amenities and close to highway Access. Land only for sale. Current zoning FD - EP2. Contact for more info. MLS H4117393. $3,225,000

18 ACRES OF LAND

Across from new proposed Hospital in Niagara Falls off exit #21 of QEW. Land has 1,900 Ft. frontage. Great potential for future development.

hey look!!! C l ARINGT o N IS ho T!!!

Plaza bowmanville clarington

19,000 SQ FT mixed use, 7 commercial units, 8 x 2 bdr apartments. 100% leased. Good cash flow. Good long term tenants. Good leases. Good upside. Main Highway 2 frontage and access, good parking. Open to offers. Major renewals coming up for upside rental income 2023!

$7,000,000

suPerb industrial redeveloPment oPPortunity

5 Acres, gravel yarded property. Outside storage. 18,000 SQ FT buildings, ideal for self storage, building supply, contractors, manufacturing. Its ripe. For the picking, excellent Highway 2, Frontage, Ideal self storage site for lease or sale. 35 miles east of Toronto.

Prime commercial core - newcastle - wow

Units available for lease or sale. Award winning block. Huge parking lot! Good Anchors, Foodland & Dollarama. Ideal for health well being services. Motivated owners. Ideal commercial cond units in rapid growing Newcastle. Call to inspect.

eat tHis uP: business & bld For sale newcastle

Free standing, long term food business + property included! 2500 SQ FT restaurant full licensed, with outdoor patio on major highway - huge parking. Owners to retire after 18+ years - well known. Excellent easy to run food business. Call for details.

beautiFul estate lots & acreage in newcastle!

Wonderful opportunity to build or develop across a variety of parcels and up to as much as 20 acres! Quiet, in-demand community that’s ideal for estate lots and custom homes! Clear of ENV mapping, severed into 5 lots from existing road allowances. High potential for an end-user, for more ambitious subdivision, or for any families looking for a lot close to town for their dream-home!

great new industrial build in bowmanville

35k sqft high quality pre-construction general industrial warehouse in Clarington with high ceilings and your choice of loading doors. Fantastic corner location. Move in spring 2023. 2 minutes to 401 interchange. Brand new / sprinklered.

secure outside storage land For lease

Bowmanville 1.5 acres $3500/month + Courtice 1.5 acre - $6200/month. Available now.

John Shewchuk Brian Shewchuk

Canadian commercial property sector hit by Outdated assessments and rising tax burden

Altus Group Ltd., a leading provider of commercial real estate (“CRE”) services, software, and data solutions, in partnership with the Real Property Association of Canada (“REALPAC”), has today released its Canadian Property Tax Rate Benchmark Report for 2021 which provides an indepth look at commercial and residential property tax rates in 11 cities across Canada, and reveals that some cities are potentially exposed to an unfair property tax system.

The report looked at two variables which affect property tax rates –property market value assessments, which are carried out by Provincial governments, and the commercialto-residential tax ratio. The research found that the market value assessments in some cities are severely delayed and outdated, and that the commercial-to-residential tax ratio is up by 3.0 per cent compared to 2020, meaning a greater tax burden for businesses in those cities.

Market value property assessments

There is a large variation in market value property assessments across Canada due to valuation date lags, differing cycle lengths and, in some cases, delays of reassessments. The result is that tax decisions will be based on data that is up to eight years out of date and which does not reflect actual market value of properties, increasing the risk of

unfair property taxation impacting Canadian businesses.

Commercial-to-residential tax ratio

The commercial-to-residential tax ratio analyzes the differing tax rates between commercial and residential properties, which is done by comparing the commercial tax rate versus the residential tax rate. For example, if the ratio is 2.50, this means that the commercial tax rate is two-and-a-half times (2.5x) the residential tax rate.

The 2021 report found that seven out of the 11 cities surveyed have a commercial tax rate which is more than double the residential tax rate, which means that a commercial property would incur property taxes more than twice the amount of an equally valued residential property, resulting in a negative impact for commercial businesses in those cities.

The report shows that the average commercial-to-residential tax ratio in Canada is 2.73, up 3.0 per cent from 2.65 in 2020. This is in part driven by a significant increase in Vancouver’s ratio which rose 48.3 per cent to 3.41 in 2021, due to the reversal of the commercial Education Tax reduction implemented by the province for 2020, in response to the economic circumstances driven by the pandemic.

In addition, Calgary’s ratio increased by 7.8 per cent to 2.78 and Edmonton’s ratio rose by 5.7 per cent to 2.52. Both cities experienced reductions in their nonresidential assessment bases as a result of the economic impact of the pandemic, leading to increases in the commercial tax rates whilst the residential rates either increased at a lesser rate or decreased. Saskatoon and Regina posted some of the lowest rates at 1.61 and 1.51 respectively.

“So many cities are behind when it comes to property assessments, and it’s a big issue that some assessments are on track to be eight years outdated,” said Terry Bishop, President of Property Tax Canada at Altus Group. “While it is disappointing to also see the average commercialto-residential tax ratio rise in Canada, given the extraordinary pressure businesses have experienced over the last 18 months, it has been driven by a colossal increase in one city due to a reversal of a tax reduction, along with incremental increases seen

in three other cities. It’s promising to see that the majority of cities in Canada have seen a reduction of this ratio, with places such as Saskatoon and Regina seeing substantial decreases. Canadian governments need to prioritize pushing down these rates and bringing their property assessments up to date in order to decrease inequality and better support existing businesses and job growth.”

Commercial and residential rates

The average estimated commercial property taxes per $1,000 of assessment among the cities surveyed was $23.88, representing a slight increase of 1.3 per cent between 2020 and 2021. Montreal, Quebec City and Halifax continued to post the highest estimated commercial tax rates for the eleventh consecutive year, meanwhile Vancouver posted the lowest rates at just short of $10.00. There was a 1.9 per cent increase to the average residential tax rate in 2021, with the average estimated residential property taxes per $1,000 of assessment among the cities surveyed rising slightly to $9.15, compared to $8.97 in 2020. Low residential rates are a key factor in leading to a high commercial-toresidential ratio, and the cities of Vancouver, Toronto and Calgary posted some of the lowest rates.

Market-by-market trend analysis:

• Vancouver’s ratio began trending downward in 2017 to a historic low of 2.30 in 2020, but the 2021 reversal of the Provincial School Tax reduction of 2020 caused the city’s ratio to rebound to 3.41. Vancouver returns to sitting well above the average ratio.

• Calgary’s downtown office properties continue to struggle,

Year-Over-Year Commercial-to-Residential Tax Ratios City

% Change 2020 to 2021

resulting in a shrinking nonresidential tax base. With increasing commercial tax rates and a decreasing residential tax rate, Calgary returns to the trend of a rising commercial-to-residential ratio now sitting above the survey average at 2.78.

• Montreal continued a threeyear trend of posting the highest commercial-to-residential ratio, currently sitting at 4.17. The city’s ratio rose 1.5 per cent in 2021, marking the second year in a row to post a commercial-to-residential ratio exceeding 4:1. The ratio first rose above the survey average in 2008 and has been steadily climbing since, increasing 16 out of the last 18 years.

• Quebec City first climbed above the average in 2013 and remains well above the average in 2021 with a ratio of 3.47.

• Halifax saw a slight decrease in commercial rates and a lesser decrease in residential rates, resulting in a ratio decrease of 0.79 per cent to 2.85.

• Edmonton saw an increase to the city’s ratio of 5.7 per cent in 2021 but remains just below the average with a ratio of 2.52.

• Ottawa has slowly been decreasing since 2017 and now posts a ratio of 2.37.

• Toronto continued its 17-year trend of decreasing its ratio. This is consistent with the City’s strategy to enhance the business climate by reducing tax rates for commercial, industrial, and multi-residential properties to target 2.5 times that of the residential tax rate. The City expects to reach this targeted tax ratio by 2023, however, commercial rates will need to come down more if Toronto is to meet this goal ratio.

• Winnipeg saw a slight decrease in commercial rates and a simultaneous increase in residential rates, resulting in a ratio decrease of 0.6 per cent to 1.93.

• Saskatoon and Regina ratios decreased in 2021 by 6.3 per cent and 13.4 per cent, respectively, after remaining relatively stable from 2017-2020.

A copy of the Altus Group

2021 Canadian Property Tax Rate Benchmark Report can be downloaded at: altusgroup.com CI

For more information on Altus Group, please visit: altusgroup.com.

For Sale

833, 835 & 837 Foss Road Fenwick ON

Multifamily opportunity in Niagara Region. Well maintained 16 unit, three building property on 1.3 acres.

Harrison Livermore*, Principal +1 905 283 2387

John Bar*, Principal +1 226 366 9080

Samantha Martyniuk*, Senior Associate +1 905 283 2330

avisonyoung.ca

*Sales Representative © 2022 Avison Young Commercial Real Estate LP, Brokerage. All rights reserved.

$4,299,900

160 CHARING CROSS Street

Brantford, Ontario N3R3X7

MLS 40078340

Shawn MacDonald Salesperson

519-771-8414

5 PARCELS OF LAND WITH MIXED RESIDENTIAL AND COMMERCIAL

5 PARCEL PACKAGE - Combined to make 4.722 acres in the core of core of the booming Brantford, Ontario, . Including 9 retail store fronts with an additional 4-7 rental units in rear. The retail plaza is fully tenanted and allows for a great return. Over 25000 sq ft of retail plus storage. PLUS - 3 acre Residential building lot. (3 parcels, combined, to make approx. 3.01 acres.) Zoned H-R4A, this property has loads of future potential.Up to 50% VTB available to qualified purchaser. (62982352)

$599,000 Income Opportunity for Family, Professional, or Retirement.

3 Residential Apartments and 1 Commercial Unit.

MLS # X5321173

This property is situated on the four corners of Springbrook Ontario. 15 minutes from Campbellford which has its own hospital. The two intersecting roads connect Springbrook to Campbellford, Stirling, Marmora, and Madoc all about ten to fifteen mins in each direction. All units have fresh neutral paint, flooring, and fixtures. Updated Hydro and wiring include hard wired smoke and carbon monoxide detectors throughout the property. Property also has three garage bays and a loading dock bay. Urban Commercial Zoning allows many uses including variety store, restaurant, cafe, studio, retail shop, gallery, professional office, and residential apts. Features 88x187 foot lot and inground swimming pool, 3 four-piece and one two-piece bath. All for $599,000.

FORREST KENDLBACHER

416-921-1112

SOLD SOLD

194 Sherbourne St, Toronto

$2,549,900

Established And Successful 4 Unit Airbnb. Fully Furnished And Grossing $150K A Year. Amazing Opportunity To Live In And Collect Income Or Add To Your Portfolio. Large Owner Suite. Legal Fourplex. Fully Renovated And Tastefully Decorated.

560 Queen St W, Toronto

$2,900,000

Prime Queen St West Property On High Pedestrian Traffic Block On The North Side, Just East Of Bathurst. Great Windows And Signage. Amazing Opportunity For User Or Investor. Tenant Has Given Notice To Vacate. Density Allows For 3X Coverage.

1116 College St, Toronto

$2,998,000

Fully Updated & Improved Income Property On College St. All Major Capital Improvements Done Recently. $119,550

Net Income! 4% Cap! Great Commercial Tenants. Good Rents For Apts. Potential For Great Upside On Turnover.

2720 Danforth Ave, Toronto

$8,850,000

Proposed 59,530 Sf Mid-Rise Development. 9 Storey 81 Residential Units, 1 Ground Level Commercial Space And 27 Underground Parking. Steps To Main Subway Station And Go Station. Short Term Tenant In Place. Planning Report From Weston Consulting Available. Development And Rsc Application Underway.

2970 Lake Shore Blvd W, Toronto

$13,950,000

Proposed 9 Storey 95 Residential Units And 5220 Sf Commercial 32 Underground Parking Spaces 98,684 Gfa Mid-Rise Development. Steps To Humber College Campus, Transit. Holding Income From Short Term Tenants In Place.

100 Burland Crescent, Hamilton, Ontario

This 47,400 sq ft industrial building features: 10 drive-in level doors, 8 cranes, 400 Amp and 600 Volt power, joist heights of up to 23’ 5” (majority of the building is 17’ 10”), office space, 2 fencedin yards, and plenty of parking. The property is zoned “M5 - General Industrial” which is ideal for manufacturing, industrial, production, services, warehouse, and many others. This convenient location is only 4-minutes from the QEW, 4-minutes to the Red Hill Valley Pkwy, 8- minutes to Burlington, and is roughly the midway point between the United States border and the city of Toronto.

The safe-area prevents over crowding and provides the brandmark with enough room

Lucas Colalillo Salesperson

905-308-8333 (office) 905-317-6654 (cell) 905-308-8121 (fax) agostinoralph@gmail.com

Remarkable Opportunity in Hamilton! | $2,495,000

Great investment property w/ over $100,000 in net income. Desirable Gibson/ Stipley hub! Steps to Tim Horton’s Field. Hands-on owner is retiring, over $148,000 in improvements since 2013 8,400 sq. ft res/com building. 8 units; 3 – 2 bedrm, 2 junior 1-bedrm, 2 bach apts , a 4,200 square ft comm main flr unit. Improvements are: Sept ‘13 new 30 years+ roof w/ 20-year warr, covering materials & labour, Sept. 2013 new camera system, Feb. ‘16 hot water tanks(owned), Sept ‘16 new 400-amp service installed. Oct 2014 upgraded rad heaters w/ bleeders & temp control. Aug 2017 8 new dome skylights. Feb 2020 new boiler. May 2021 upgraded fire & safety retrofit. Steps to Hosp, schools, shops, bus route, highway access. Profit & Loss avail.

SkyViews

SkyViews

Your Price for ‘Upside’ Finding Value in the Grey Areas

Your Price for ‘Upside’ Finding Value in the Grey Areas

By Cliff Ford, Skyview Realty

By Cliff Ford, Skyview Realty

With the ever-increasing demand for multi-unit residential properties amongst investors, a trend has been emerging over the last number of years. Many properties, and certainly buildings with 30+ units, are seeing multiple offers as part of an open bid submission process.

With the ever-increasing demand for multi-unit residential properties amongst investors, a trend has been emerging over the last number of years. Many properties, and certainly buildings with 30+ units, are seeing multiple offers as part of an open bid submission process.

If you aren’t familiar with the bid submission process, it is the act of marketing a property for sale without providing a price. Typically, the Seller will provide all due diligence documents in advance of the offer deadline to allow buyers to determine what they are willing to offer on any given property. Sellers love this process as it can generally lead to multiple offers and can create a bidding war that drives up their end price. Buyers dislike this process, however, because they prefer to have some guidance on pricing going into the offer stage. As a brokerage, we are caught in the middle of wanting to deliver great results for our Seller and satisfying our buyer clients’ demands for more investment properties.

If you aren’t familiar with the bid submission process, it is the act of marketing a property for sale without providing a price. Typically, the Seller will provide all due diligence documents in advance of the offer deadline to allow buyers to determine what they are willing to offer on any given property. Sellers love this process as it can generally lead to multiple offers and can create a bidding war that drives up their end price. Buyers dislike this process, however, because they prefer to have some guidance on pricing going into the offer stage. As a brokerage, we are caught in the middle of wanting to deliver great results for our Seller and satisfying our buyer clients’ demands for more investment properties.

What we have been noticing with these open bid properties is that ‘upside’ becomes a very common discussion point. The value a buyer places on the upside in a building can often become the factor that makes their offer stand out among the rest, at least as it relates to purchase price.

What we have been noticing with these open bid properties is that ‘upside’ becomes a very common discussion point. The value a buyer places on the upside in a building can often become the factor that makes their offer stand out among the rest, at least as it relates to purchase price.

When considering what the upside is on a property, its more than just rental rate upside, especially considering the lower vacancy rates seen in the Ontario market nowadays. Beyond the upside of what you could rent turned-over units for, investors are looking at upside in the utility consumptions by implementing programs to replace lighting with LED bulbs, installing Low-flow toilets in every unit, and investing in higher efficiency heating equipment. Upside can also be found in converting excess space in a building to either additional units, commercial space, or amenities that could draw in greater tenant rents. Sometimes even the location of the property itself

When considering what the upside is on a property, its more than just rental rate upside, especially considering the lower vacancy rates seen in the Ontario market nowadays. Beyond the upside of what you could rent turned-over units for, investors are looking at upside in the utility consumptions by implementing programs to replace lighting with LED bulbs, installing Low-flow toilets in every unit, and investing in higher efficiency heating equipment. Upside can also be found in converting excess space in a building to either additional units, commercial space, or amenities that could draw in greater tenant rents. Sometimes even the location of the property itself

can have a form of upside for a particular buyer, in that they may own a building nearby and could create valued upside in the sharing of mutual expenses between each property.

can have a form of upside for a particular buyer, in that they may own a building nearby and could create valued upside in the sharing of mutual expenses between each property.

Whatever the upside factors may be on any particular property, when going into a purchase process, understanding what YOUR value is on the upside will give you a leg up when bidding against other buyers. It appears that, at least for the time being, the sale price of the property is no longer determined just by market comparable sales. It is now the grey areas of upside that are driving the prices higher. Of course if every seller had their way, the Buyer would be paying for 100% of the upside in their purchase price but realistic sellers also know that they need to leave something on the table for a buyer. As a buyer, you need to know what the upside is and how much you are willing to pay for that upside. It is a business decision that only you can determine based on your operations.

Whatever the upside factors may be on any particular property, when going into a purchase process, understanding what YOUR value is on the upside will give you a leg up when bidding against other buyers. It appears that, at least for the time being, the sale price of the property is no longer determined just by market comparable sales. It is now the grey areas of upside that are driving the prices higher. Of course if every seller had their way, the Buyer would be paying for 100% of the upside in their purchase price but realistic sellers also know that they need to leave something on the table for a buyer. As a buyer, you need to know what the upside is and how much you are willing to pay for that upside. It is a business decision that only you can determine based on your operations.

To be fair when discussing bid submission processes, it should be stated that price may not always be the only factor when a seller chooses one offer to work with over another, but it is likely the most significant factor. As an example, buyers are becoming more and more organized in their purchasing processes in order to streamline their conditional periods and closing dates, as this can also help to achieve a sign back from a Seller when multiple offers are on the table. Especially if all offering prices are neck and neck, the terms of the offer becomes an important factor for a seller.

To be fair when discussing bid submission processes, it should be stated that price may not always be the only factor when a seller chooses one offer to work with over another, but it is likely the most significant factor. As an example, buyers are becoming more and more organized in their purchasing processes in order to streamline their conditional periods and closing dates, as this can also help to achieve a sign back from a Seller when multiple offers are on the table. Especially if all offering prices are neck and neck, the terms of the offer becomes an important factor for a seller.

You may not be a fan of the open bid submission process, but it appears as if this new trend will be sticking around. By doing proper due diligence upfront, good research on the property’s market, and determining the price you want to pay for the upside, you can still achieve great acquisitions in this tight and highly sought after investment class.

You may not be a fan of the open bid submission process, but it appears as if this new trend will be sticking around. By doing proper due diligence upfront, good research on the property’s market, and determining the price you want to pay for the upside, you can still achieve great acquisitions in this tight and highly sought after investment class.