Commercial Investor - Ontario - February 25, 2023

110-116 Erb Street West, Waterloo

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?

MLS®

SOLD

•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

MLS®

•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.

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

VIRTUAL TOUR

STARTING AT $434,900

•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 $12.49 PSF

MLS®

199 Erb Street West, Waterloo $999,900

11 BELMONT AVE W, KITCHENER

$1,595,000

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.

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.

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.

•

•

•

ft. fully fi nished offi ce space

• Onsite parking for 3+ vehicles

• Available immediately

• $5,000 per month plus utilities

• Finished basement

• Kitchenette

• MLS

CALL REBECCA RAWLINGS

519-578-0337

3 LOCUST STREET, KITCHENER $774,900

CALL RYAN BRIGGS

CALL RYAN BRIGGS

$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)

NEXT ISSUE: March 25, 2023

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Six steps for a winning market-entry strategy

SALE

•5 one-bed units at 164 Ann St and 4 one-bed units at 48 Fife Ave

•4 covered parking spaces and 5 surface parking

•All units have separate water heaters

•One

MLS KITCHENER/WATERLOO GUELPH & CAMBRIDGE

corner of Courtland Ave East and Borden Ave South

• ain oor is a ro 850sq ft with a one bedroom apartment above

•$625,000

Christopher Coupal Broker of Record, Principal christopher@coupalmarkou.com

519-742-7000 x 101

John Markou Broker, Principal john@coupalmarkou.com

519-742-7000 x 102

390 COURTLAND AVE E, KITCHENER

SALE

block from public transit and near HWY 8 •Shingle roof replaced in 2018 •$1,620,000 ($180,000/unit)

ne loo to la a located on ni ersit and ischer Hall an

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MLS

347

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• High dail traffic olu e

• ri e in and dri e in loading doors

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LEASE

265

MLS

• o oor shell office s ace

• dditional rents include utilities in suite cleaning

• n site accessibilit

• 2,044 – 4,880 sq ft

• s ft net

LEASE

55

MLS

• ro s ft

• ri e thru site

• ocated on eber t and Hic or t

• lose ro i it to ni ersities

• s ft net

MLS

• cellent isibilit

• tilities included in additional rent

• bundance of natural light

•1,889 – 3,700 sq ft

• s ft net

MLS

•5,212 sq ft

• ffice co ercial unit ith an ri ate and o en areas

• eside the e ress a onra

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MLS

851 FISCHER HALLMAN RD, KITCHENER

LEASE

WEBER N ST, KITCHENER

LEASE

WEBER ST N, WATERLOO

808 COURTLAND AVE E, KITCHENER LEASE

ERB STREET E, WATERLOO

22 KING STREET NORTH, WATERLOO LEASE

Five tips for a successful commercial real estate purchase

building from company taxes –something that can’t be done when renting.

So, what makes a successful commercial real estate acquisition? Here are five tips that can help.

1. Understand the local real estate market

Although real estate costs have shot up in recent decades, entrepreneurs are still usually better off buying properties than renting them. Not only will they not be faced with

rent increases, but their property may appreciate in value as well. Plus, a buyer can deduct the value of a loan, mortgage interest or depreciation in the value of a

Before making a decision on what to buy, pay heed to where you’re buying. Each local market has its own tax rates, land inventory and environmental issues. The supply of skilled labour in the area also needs to be considered.

Buying real estate is a costly undertaking, and business owners need to exercise due diligence every step of the way. Without proper planning, entrepreneurs can face a host of problems, including inadequate financing, unexpected construction costs, inefficient layout and environmental lawsuits.

2. Consult an accountant

Affordability is a big issue in commercial real estate today, so before you go to a bank, work with an accountant to determine your budget. Make sure your budget includes all hidden costs.

Tax implications can also be complex in real estate transactions. It’s important to consult an accountant who knows the ins and outs of commercial real estate deals. Your accountant will be able to tell you, for instance, whether the purchase should be considered a corporate or personal transaction. Other issues include succession planning, transition financing and decisions about how assets will be broken up when the business is sold.

3. Get your financing in order

Getting approved for commercial real estate financing isn’t easy. Bankers

will want to see high-quality financial statements and evidence that the profits you generate are being retained by your company. All of this will play a big role in determining whether you get the commercial real estate loan you want.

Shop around for the best financing package. While the interest rate is important, it’s far from the whole story. Other factors such as what percentage of the purchase a financial institution is willing to finance are equally, if not more, important. Resist the temptation to sway lenders with overly optimistic forecasts – payment problems down the line can boost costs and reduce your manoeuvring room.

4. Plan your layout well

Whether it’s an existing building or one you’re renovating, layout has a major impact on operational

efficiency. It’s often a good idea to hire an operational efficiency expert to advise you on how to optimize your layout.

5. Choose the right builders

You should be looking for quality builders who have a good reputation and are responsive to your needs. Key traits of good builders include experience, timeliness and knowledge of your industry.

For example, if your building must meet food-industry standards, your builder should have expertise in that sector. A builder’s financial history should also be considered. You don’t want a situation, for example, where a contractor is taking your deposit to fund a previous job where they ran out of money. If you have any doubts, do a credit check. CI

Source: BDC.ca

KITCHENER | RETAIL

KITCHENER | RETAIL

MLS® 40358277

#2-885 GLASGOW STREET

AVAILABLE FOR LEASE

AVAILABLE FOR LEASE

KITCHENER | RETAIL

KITCHENER | RETAIL

MLS® 40372184

BRESLAU | RETAIL

BRESLAU | RETAIL

MLS® 40282665

10 TOWNSEND DRIVE

1,147 SF | $28.00/SF

MLS® 40358277

Lester Tobin* x 3023

#2-885 GLASGOW STREET

1,147 SF | $28.00/SF

LONDON | RETAIL

Lester Tobin* x 3023

LONDON | RETAIL

MLS® 40359959

1775 ERNEST AVENUE

#8-825 WEBER STREET E. 693 SF | $16.00 SF

MLS® 40372184

James Boudreau** x 3020

#8-825 WEBER STREET E. 693 SF | $16.00 SF

KITCHENER | OFFICE

James Boudreau** x 3020

KITCHENER | OFFICE

MLS® 40345214

2,015-2,420 SF | $24.00/SF

MLS® 40359959

Lester Tobin* x 2023

1775 ERNEST AVENUE

2,015-2,420 SF | $24.00/SF

KITCHENER | OFFICE

Lester Tobin* x 2023

KITCHENER | OFFICE

#202-475 PARK STREET 833 SF | $18.00 SF

MLS® 40345214

James Boudreau** x 3020

#202-475 PARK STREET

833 SF | $18.00 SF

WATERLOO | OFFICE

James Boudreau** x 3020

WATERLOO | OFFICE

2,558-6,297 SF | $32.00 SF

MLS® 40282665

James Boudreau** x 3020

10 TOWNSEND DRIVE

2,558-6,297 SF | $32.00 SF

KITCHENER | OFFICE

James Boudreau** x 3020

KITCHENER | OFFICE

MLS® 40338489

650 RIVERBEND DRIVE

MLS® 40338489

3,153– 10,473 SF | $18.00/SF

Lester Tobin* x 3023

650 RIVERBEND DRIVE

3,153– 10,473 SF | $18.00/SF

ELMIRA | RETAIL/OFFICE

Lester Tobin* x 3023

ELMIRA | RETAIL/OFFICE

MLS® 40338977

MLS® 40375135

#4-130 HIGHLAND ROAD E. 711 SF | $25.00/SF

MLS® 40375135

James Boudreau** x 3020

#4-130 HIGHLAND ROAD E. 711 SF | $25.00/SF

WATERLOO | COMMERCIAL

James Boudreau** x 3020

WATERLOO | COMMERCIAL

MLS® 40367644

325 WEBER STREET N.

MLS® 40197286

99 NORTHFIELD DRIVE E. 695-2,287 SF | $11.95/SF

MLS® 40197286

Chad Ritzer* x 3033

99 NORTHFIELD DRIVE E. 695-2,287 SF | $11.95/SF

KITCHENER | INDUSTRIAL

Chad Ritzer* x 3033

KITCHENER | INDUSTRIAL

MLS® 40364842

1099 GUELPH STREET, #8

MLS® 40367018

10 CHURCH STREET

MLS® 40367018

2,823-6,927 SF | $9.50-$16.00/SF

Chad Ritzer* x 3033

10 CHURCH STREET

2,823-6,927 SF | $9.50-$16.00/SF

BRIGHT | INDUSTRIAL

Chad Ritzer* x 3033

BRIGHT | INDUSTRIAL

MLS® 40364844

1,600 SF | 0.673 Ac. | $8,000 O.

MLS® 40367644

Chad Ritzer* x 3033

325 WEBER STREET N.

1,600 SF | 0.673 Ac. | $8,000 O.

Chad Ritzer* x 3033

MLS® 40364842

1,800 SF | 0.50 Ac. | $9,500/Mo. James Boudreau** x 3033

1099 GUELPH STREET, #8

1,800 SF | 0.50 Ac. | $9,500/Mo.

James Boudreau** x 3033

Each office is Independently Owned and Operated

Each office is Independently Owned and Operated

856507 OXFORD RD 8, BLDG 2 4,000 SF | $6.00/SF

Lester Tobin* x 3023

856507 OXFORD RD 8, BLDG 2

4,000 SF | $6.00/SF

Lester Tobin* x 3023

AVAILABLE FOR SALE

AVAILABLE FOR SALE

KITCHENER KITCHENER

KITCHENER

MLS® 40364510

INDUSTRIAL BUILDING

6,000 SF | $2,100,000

CAMBRIDGE

Chad Ritzer* x 3033

CAMBRIDGE

MLS® 40267992

COMMERCIAL BUILDING

MLS® 40267992

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

KITCHENER

MLS® 40363309

MLS®

COMMERCIAL BUILDING/LAND

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

GUELPH

Eric Frey* x 3118

GUELPH

MLS® 40321109

WATERLOO

MLS® 40367627

COMMERCIAL BUILDING/LAND

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

WOODSTOCK

Chad Ritzer* x 3033

WOODSTOCK

MLS® 40256028

INDUSTRIAL BUILDING

James Boudreau** x 3020

COMMERCIAL BUILDING

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

BRESLAU

James Boudreau** x 3020

BRESLAU

MLS® 40373566

REDEVELOPMENT SITE

MLS® 40373566

2.108 AC. | $4,300,000 James Boudreau** x 3020

REDEVELOPMENT SITE

2.108 AC. | $4,300,000

WATERLOO

James Boudreau** x 3020

WATERLOO

MLS® 40306505

BUSINESS FOR SALE

MLS® 40306505

BUSINESS ONLY

$349,000

BUSINESS FOR SALE

Lester Tobin* x 3023

$349,000

Lester Tobin* x 3023

MLS® 40321109

REDEVELOPMENT LAND

9.53 Acres | $19,500,000

Eric Frey* x 3118

WIARTON

John Hoffman* x 3040

WIARTON

MLS® 40165651

LAND FOR SALE

98.38 Acres | $975,000

LAND FOR SALE

Peter Benninger** x 3000 Tim Ingold** x 5000

98.38 Acres | $975,000

Peter Benninger** x 3000

WATERLOO

Tim Ingold** x 5000

WATERLOO

MLS® 40205022

MLS® 40323294 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

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

MLS® 40256028

Eric Frey* x 3118

INDUSTRIAL BUILDING

John Hoffman* x 3040

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

9.53 Acres | $19,500,000 Eric Frey* x 3118 John Hoffman* x 3040 BRANTFORD

Eric Frey* x 3118

John Hoffman* x 3040

BRANTFORD

RETAIL/OFFICE BUILDING

EXCLUSIVE

RETAIL/OFFICE BUILDING

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

WATERLOO

Lester Tobin* x 3023

WATERLOO

MLS® 40377927

BUSINESS ONLY

MLS® 40377927

BUSINESS ONLY

ESTABLISHED RESTAURANT $149,000

Lester Tobin* x 3023

MLS® 40364510

40363309

Enhance your income property

One in five Canadians rent their property for short-term tenants or are considering doing so in the future. Designer Jo Alcorn provides tips on how to make your investment property stand out above the rest.

ADD PERSONALITY

Include a little individualized charm. It doesn’t need to be overly extravagant. Try including your favourite scented candle or a cozy throw.

CREATE AN INVITING SPACE

With short-term rentals, most people look for the comforts of a real home and not a sterile hotel room. Create an inviting space with accent pillows, styled shelves and artwork. All of this can be done on a budget and with non-breakable items. Make sure things are easily

washable so you can keep things feeling fresh between guests!

MINIMAL LOOK, MAXIMUM RETURN

As much as you want to make the space feel homey, you want to keep the space simple and (Netflix organizer) Marie Kondo approved! This way your home always looks put together.

KEEPIN’ IT FRESH

Make your home stand out from the rest by keeping things fresh. Little touches like flowers or small plants

that require minimal maintenance, and fresh white linens and towels give that hotel clean feeling but with the comfort of home. It also looks great on camera when you’re staging the space.

LIGHTS, CAMERA, ACTION

A picture is worth a thousand words when it comes to short-term rentals. Since it’s the first thing a potential customer looks at, the quality of the photos is as important as the staging. Photos that showcase natural lighting, your design personality and cleanliness, along with ensuring they are high enough resolution, are keys to coming out on top.

HOOK PEOPLE WITH WORDS

The description you create is as important as the photos. The description allows you to bring your space to life in a way photos cannot.

And make sure your photos match your description; don’t talk about the spacious bedroom on the second floor if you don’t have accompanying imagery.

PROTECT YOUR HOME

The time and effort you put into creating a welcoming space goes a long way, but as a short-term rental host, you want to make sure you protect your home. Unless your policy clearly states that short-term rental activity is permitted, you may not be covered for short-term rental related losses. That’s where Duuo comes in – an on-demand, episodic insurance service designed to protect shortterm rental hosts and their homes. With Duuo, you pay only for the days you want coverage, so you can rent securely and relax. Learn more at duuo.ca. CI

$729,900

550 UPPER JAMES STREET, HAMILTON

Totally renovated multi-purpose Comm. building sit. on 21.45x149.27 lot located on central Mountain enjoys hi-volume of daily vehicular/pedestrian traffic offering ex. visual exposure. Incs 728sf of MF Comm./Retail area operating as est. Hair Salon ftrs 5 work stations, 2 sinks, laundry station & 2pc bath. Boasts mod. frontal facade, brick side/rear walls, front/side MF entries & rear door to 766sf open concept UL office space w/kitchenette, dinette & 2pc bath. Meets all fire separation codes, separate n/g furnaces & AC units, hydro/gas meters & asphalt side driveway w/4 dedicated parking spots. Contact LS re: driveway ROW.

$115,000

209 CHESTNUT STREET, DUNNVILLE

Vibrant restaurant business in heart of Dunnville’s downtown, ex. visibility & hi-volume of daily pedestrian traffic. “Small Dimensions” - renowned for outstanding, healthy food w/no additives or preservatives incs steady/loyal clientele base. Ftrs large foyer providing entry to 810sf dining area, 10ft ceilings accommodating 46 patrons & fully equipped 400sf comm. kitchen. New Buyer/ Tenant to negotiate long term lease w/Landlord - all leases to inc permission to use 2 clean washrooms in secured adjacent common area. 2-4 parking spots & street parking. Viewings by appointment only - do not enter during business hours.

$2,175,000

8794 INDIAN LINE, HAGERSVILLE

Established, profitable MEAT ABATTOIR located mins W of Hagersville. Incs 19ac parcel w/2 road frontages, newly constructed(2008/09) fully equipped Provincially Inspected Meat Plant w/recent OMAFRA “A” Audit - ftrs food grade approved walls/ceilings/SS doors/equipment. Est. turn-key operation currently specializing in BBQ piglets being sold at in Toronto’s St. Lawrence Farmer’s Market (Buyer to negotiate stall lease). Incs updated 4 beds/2 baths home ftrs lifetime metal roof + metal clad 57x38 outbuilding w/conc. floor, hydro. Aprx.10-12 acres of workable land. *Hydro Easement*. Versatile slaughtering facility allows for processing of beef, pork, sheep & goatsexcellent opportunity to expand on-sight retail store.

$1,299,000

103 CEDAR DRIVE, TURKEY POINT

Valuable 0.33 ac Comm/Res. property - FOR SALE OR LEASE - boasting 63.98’ft of “Centre Stage” frontage on Turkey Point’s famous beach strip -exploding every summer w/tourists enjoying sand beach directly in front of property. Est. (68yrs) Restaurant offers aprx. 2000sf work area, equipped kitchen, takeout windows, WI cooler, 3pc bth, laundry, SS rangehood, fire suppression, membrane roof, *Restaurant available for 2023 season- total lease $26,000 + ultilities w/renewable option - ex. potential* Incs clean 3 bedroom winterized home (aprx.1000sf)sit. behind Restaurant incs roof’17, p/g furnace’19, comm. water, Fibre Internet, deck w/lake views. Poss. VTB.

$849,000

4078 #3 HIGHWAY, CAYUGA

Rural comm. property incs 2225sf garage/shop & 1100sf renovated 2 bedroom res. unit. 0.69ac corner lot offers ex. visibility & hi-volume of daily traffic ftrs large parking area + priv. E. yard abutting pond (not on property). Res. unit incs open conc. kitchen w/island, living room/dining room w/vaulted ceilings, 4pc bath w/laundry, MF bedroom & UL master. Comm. unit incs 39x42 shop w/14.6’ ceilings, 12x12 RU door, 8x9 RU door, p/g tube heater, new 200 amp hydro, 2 front offices, 8x12 RU door & 2pc bath. “CS” zoning allows for many uses LOW TAXES. Approved 2022 environmental report avail.

$799,900

120 OLD HWY 3, JARVIS

Jarvis Country Opportunity featuring 1.98 ac corner parcel on desired Old Highway #3 with approximately 434’ feet of frontage weith Industrial zoning component (legal – non conforming). Offering a 2 bedroom, 1 bathroom Bungalow and approximate 103’ x 40’ shop/garage with washroom, office area, & approximate 12 ft ceiling height. Separate water & septic source for the home and the outbuilding. Call LA re: HST, legal non-conforming zoning, tenant vacancy, & more info regarding due diligence. Being sold “as is”. Seller does not represent zoning, septic, water, or any info regarding the property. *No interior viewing of the home until offer has been accepted due to tenant.

SHORT-TERM RENTALS Know the rules

BY JACQUELINE MONETA JD WITH ASSISTANCE FROM JAYSON SCHWARZ LLM

complain to the police and to the zoning office of the city. As the owner, you are liable, and this could result in significant fines or worse.

Property owners are renting out houses, rooms or entire units for short periods (less than 28 days) in growing numbers, facilitated by online platforms. So before you sign up to use, list or buy, make sure you understand the rules and regulations governing short-term rentals in your area.

ZONING

One of the things that could become very sticky, particularly if you are considering renting out a freehold lowrise, may be zoning. The renting of a house or rooms therein may be contrary to the zoning by-law where the home is located. Let’s say the party gets loud and the neighbours

Advice: You should review your municipal by-laws before you post the house online, as individual municipalities in Ontario may have differing by-laws prohibiting or limiting short-term rentals.

ISSUES IN CONDOMINIUMS

Short-term rentals can sometimes lead to problems in condo communities, as people renting condos may be disruptive to other

With vacancy rates down to 1.8 per cent across Ontario, many residents are pointing fingers at short-term rental properties as the cause.

residents and may not follow the condo rules.

Frequent examples of disputes include:

• Renters causing issues within the building;

• Restrictions and/or prohibitions in the condo’s declaration or rules against it;

• An owner or resident was originally told they could host short-term rentals, but the board has since changed the rule;

• There is a security concern about residents sharing keys with shortterm rental tenants.

How do you avoid these issues? If you are considering using your condo for short-term rentals, you should first review your condo corporation’s declaration, by-laws, and rules. A declaration and/or rules can include conditions or restrictions on the occupation and use of the units. For example, the declaration may say

that the units can only be used for “private single-families.” In this case, owners may not be permitted to use their condo for short-term rentals.

Moreover, a recent Ontario court ruling has confirmed that condo boards can prevent owners from using their unit for short-term rentals by passing a rule.

Your condo corporation’s documents may also set out a minimum permissible rental period. For example, your condo’s documents may prohibit rental or tenancy agreements for a period shorter than six months.

BE INFORMED

Short-term rentals can be a great source of supplementary income, but before you post or list your property on a short-term rental site, make sure that you understand the rules that govern you, both through your condo corporation and the municipality.

Protect yourself by understanding how short-term rentals are addressed in your condominium corporation.

It is also important to send a letter or email about any issue to your condominium corporation. Your condo board or manager should be able to tell you how short-term rentals are handled in your condo corporation and let you know what they plan to do to address your issue.

Mail, deliver or fax letters to the magazine or to us, use the web site (schwarzlaw.ca), email (info@ schwarzlaw.ca). We will try to deal with them in print or electronic form CI

Advice: You should review your municipal by-laws before you post the house online

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

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. Owner financing available sweet deal.

BEAUTIFUL ESTATE LOTS & ACREAGE IN NEWCASTLE!

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Six steps for a winning market-entry strategy

Carl Gravel, director, International Expansion at BDC says a market entry strategy is a key tool for clarifying what you aim to achieve, how you’re going to achieve it, and will provide you with a road map for your whole business when you enter a new market.

A typical market entry strategy, he says, can take six to 18 months to implement. That timeline is well worth the effort as it will make sure you have the best distribution channels in place, that you are launching the right product and that your goals align with those of your stakeholders.

Here are six steps you can follow to build a winning market-entry strategy and start exporting into previously unknown territory.

Set clear goals

Be specific about what you want to achieve in your new market, including the level of sales you can expect to reach. Keep referring to these goals as you flesh out your strategy to help you stay on track and confirm that your opportunity, products/services and overall business goals are aligned.

Research your market

Use every means at your disposal to get to know your new market, including going there in person. Gravel suggests attending trade shows as a participant or exhibitor to meet people, learn about the competition and make business contacts in the area.

When getting to know your market, it’s important that you learn

about it in every dimension – not just business-wise but also socially, culturally and politically. If you’re entering a region with a different language or cultural norms than Canada, think about how you’ll communicate with key contacts. Explore all the rules that could affect your product and how you produce and deliver it. You’ll also need to understand your labelling requirements to ensure your packaging complies with local regulations. Learn about different distribution channels, too. At this stage, says Gravel, it’s advisable to seek information and counsel from embassies, consulates and industry associations.

Study the competition

A detailed competitive analysis based on your research and visits to the target market will help you make key decisions; for example, if you need to modify your product or service to customize it for that market.

Gravel says most businesses underestimate the degree of competition existing in new markets. Getting expert advice from a consultant can help clarify the challenges.

Choose your mode of entry

There are many ways to enter a new market. You can use the services of a distributor or agent located there. You might become a franchisee or acquire an existing business. You can even construct an entirely new brickand-mortar facility.

Gravel says in his experience, a lot of companies start by going into the U.S. first, and most choose to partner with an existing distributor. If you choose that path, make sure your strategy includes a unique value proposition for the distributor. Your partner will want to understand what’s in it for them, and how your product or service is different enough to stand out in the marketplace, but not so different that buyers won’t understand what it is.

Figure out your financing needs

Find out if you’ll need to get any financing to support your export venture. You may also want to get insurance that protects your company against losses when a customer cannot pay. EDC offers credit insurance that can help you avoid cash flow issues when an international customer fails to pay.

Develop the strategy document

Once you’ve worked out the details of your strategy, you’ll be ready to write it out. Once created, this document will be your blueprint going forward, detailing your goals, research findings, contacts, budgets, major action items and timelines, and how you’ll monitor and evaluate your success on an ongoing basis.

“Be as structured as possible,” says Gravel. “Once you have a plan, it is easier to follow the action items and not be overwhelmed.”

He also advises having your accountant, lawyer and an external specialist review your strategy. You want to ensure you haven’t missed something that will prevent you from entering the market or require you to pull back after you get there. CI

You have your eye on a new market. You’re certain your products or services are a perfect fit. But to get there, you’ll first need to develop a strategy.

$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 o ce, and residential apts. Features 88x187 foot lot and inground swimming pool, 3 four-piece and one two-piece bath. All for $599,000.

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

SkyViews

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.

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.

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.