Commercial Investor – Ontario – May 4, 2024

Well maintained 30 unit apartment building. 1 bach, 23 one bdrm, 6 two bdrm. Several recent improvements including roof, windows, doors, boilers, hot water heaters and more. One passenger elevator. Surface and podium (rear) parking. Professionally managed. Fully rented. Excellent location. Well maintained. Exclusive.

6,700SF Plaza situated on 1+/- Acre lot zoned C4-48 on major artery in Guelph directly in front of Walmart/Smart Centre. The building consists of 5 fully rented units with 1,600SF of basement space, plus additional income from Bell Communication tower at the rear of the property. Other features include 5 drive in doors, 9’10 ceiling height, plenty of onsite parking, on public transit line, great exposure.

route. C-6 zoning allows for a variety of permitted uses some of which include tradesman and contractor’s establishment, commercial parking facility, convenience retail, repair service and more. Utilities located at the street. MLS

THESE TYPE OF UNITS NEVER LAST

• 36 EMPLOYMENT ZONED CONDO UNITS

• EVERY UNIT HAS A LOADING DOOR

• 1,300 SQ.FT. AND UP, FROM $410/SQ.FT.

• 2023 Q4 OCCUPANCY

• WALK TO LEASIDE RETAIL AMENITIES AND LAIRD/EGLINTON LRT STOP

• SUITS: OFFICE, WAREHOUSING, CONTRACTORS, LIGHT MANUFACTURING, SERVICES.

• OPEN CEILINGS

• LARGE WINDOWS

• 2 PIECE ROUGHED-IN

• ALL UNITS HAVE SHIPPING DOOR ACCESS

• 60 AMP 120/208 VOLTS ELECTRICAL SERVICE

• COMMON GARBAGE AREA, PRIVATE PICK-UP

• LOW COST CONDOMINIUM MANAGEMENT

NIAGARA FALLS For Sale

INVESTMENT OPPORTUNITY

• office building for sale in Niagara Falls

• building is 19500 sq feet and has 2 long term tenants

• (Immigration Canada since 2011 & J D Barnes land surveyors since 2019)

• former car dealership building

• major renovations were done prior to onset of both leases

• property is just under 2 acres

• paved parking around entire building

• seller will hold mortgage at attractive rate for 5 years with an option to renew

RON JONCAS Broker

(905) 351-2424 – Cell • (905) 356-9600 – Office joncas@remaxniagara.ca

$1,599,000

in front of property. Incs Comm. Restaurant (currently leased until 2025 w/profitable annual income) offers aprx. 2000sf work area incs fully equipped kitchen, takeout windows, WI cooler, 3pc bth, laundry, SS range hood, fire suppression, membrane roof, equipment-Sch D. Incs 2 bedroom year round home freshly painted/redecorated in’23 behind Restaurant incs new deck’23, luxury vinyl flooring’23, Fibre Internet & recently painted exterior. 103 CEDAR DRIVE, TURKEY POINT

$2,900,000

1289 HIGHWAY 54, CALEDONIA

Established GRAIN ELEVATOR/SEED CLEANING FACILITY incs 51.09ac property, century home w/in-law addition, 2 grain elevator receiving pits w/tower grain dryer & 80’ truck scale, 340,000bu bin storage, add. 60,000bu of Quonset storage (400,000bu total) w/extra storage at seed cleaning facility. Various sized buildings allow for add. storage. Used for round-up ready soybeans -can be converted for cleaning non-GMO soybeans. Precision cleaning capacity 8MT/hr - treating capacity 20MT/hr. 28ac of tiled workable land, natural gas & 400 amp hydro w/phase converter.

$799,900

3 NELLES STREET E, YORK

Character filled Circa 1891 converted Church with 3 beds, 1.5 baths, & numerous updates throughout. Great curb appeal with brick exterior & slate roof. Stained glass windows, original wood ceiling & accents. Costly updates since 2021 include spacious eat in kitchen, all new HVAC, n/gas furnace, spray foam insulation, wiring, plumbing, framing, drywall, & more! Current zoning is institutional with a permitted use of residential component for living in the building.

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

Broker SRS ABR

Commercial Director 647. 295. 5501

Real Estate Investment Solutions

Development Land 8.85 Acres Oakville

$13,500,000

Prime Opportunity for Builders, Investors and Developers. 8.85 Acres Corner lot opposite the future Transit HUB on 407 / Neyagava Rd. Amended official allows for multiple 12 story residential buildings with commercial/Retail, Institutional component under The Proposed Future Neyagawa Urban Core Plan

Distillery with 2 Acres Land Welland

$3,000,000

LCBO Approved Distillery with 2 brands on LCBO shelves. Product range includes 10 brands of Whiskey, Gin, Vodka, Beer and Rum

Site is approved for 10,000 sq ft building which will house the distillery and Restaurant with outdoor patio event place

Prime Location opposite Flatwater centre

Income Property Brantford

$1,249,900

Income property with long term leases. Vendor will offer rent guarantee of $65,000 per year

All leases net and escalating

3 tenants

4560 sq ft Leasable space

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SHORT-TERM RENTALS

Know the rules

BY JACQUELINE MONETA JD WITH ASSISTANCE FROM JAYSON SCHWARZ LLM

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

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 complain to the police and to the zoning office of the city. As the owner, you

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

are liable, and this could result in significant fines or worse.

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 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

KITCHENER | RETAIL

4411 KING STREET E.

KITCHENER | RETAIL

KITCHENER | RETAIL

875-3,361 SF | $32.00/SF

Chad Ritzer* x 3033

CAMBRIDGE | RETAIL

#1-26 MAIN STREET

1,600 SF | $18.00/SF

Lester Tobin* x 3023

#3-815 WEBER ST. E. 1,175 SF | $2,700/Month

James Boudreau** x 3020

30 QUEEN STREET N. 4,059

James

KITCHENER | OFFICE BRESLAU | RETAIL WATERLOO | OFFICE

KITCHENER | OFFICE

KITCHENER | OFFICE

7 DUKE STREET W. 819-1,226 SF|FRM $12.00/SF

James Boudreau** x 3020

99 NORTHFIELD DR. E. 695-732 SF | $11.95/SF

Chad Ritzer* x 3033

KITCHENER | IND.

CAMBRIDGE | OFFICE 34 WATER STREET N. 2,437-5,204 SF |FRM$12/SF

James Boudreau** x 3020 KITCHENER | OFFICE

Each office is Independently Owned and Operated

45 Mutual Street Toronto

to be transformed into a hotel

Fusioncorp Developments Inc. of Toronto has been awarded a construction management contract valued at $8 million to convert and expand a fivestorey residential site at 45 Mutual St. in Toronto from a residence/commercial building to a hotel.

Called Hotel Beebop, the expansion will add four new levels (48 units with a gross floor area of 18,582 sq. ft.) atop the existing structure, with a similar floorplate.

As the construction manager, Fusioncorp will work with the

developer Castl Inc. and onespace unlimited inc. (architecture and interior design) to create the modern exterior and spacious interiors.

“We are intrigued by this project,” says Nick Ainis, co-founder and

CEO of Fusioncorp Developments. “We have many successful building conversions and expansions in our portfolio and a hotel in the downtown Toronto core is a welcome addition. The address is ranked a walker’s, rider’s and biker’s paradise on walkscore.com, which is ideal for hotel guests. This conversion poses some challenges, including construction access in such a busy area. We’re looking forward to getting underway.”

Construction is slated to begin later this year. Projected completion date is Spring 2026. CI

The business of businessto-business moving

BY CHUCK RESNICK

When it comes to commercial and office moves, we understand that business-to-business clients value three major things: That the job is completed on time as promised, on budget and with no disruption to their ‘business as usual.’ This may involve professional offices, retail stores, educational facilities or any other type of organization. The focus on budget and timing is understandable, and a good mover will work toward a seamless transition from point A to point B.

THE FIRST THING to establish is a chain of communication. Usually, this means interacting with a move co-ordinator for the client. Oftentimes that’s a role we will play. On the mover’s side, someone should be set up as a consultant

dedicated to the move. This professional works with the client coordinator to shepherd the logistics. Each business-to-business move is different, and it’s up to the mover to determine what equipment is necessary. For example, the mover

may need to use library carts, computer carts, elevator door jamb protectors, carpet protection and the like. They should also have special anti-static bubble wrap for computer equipment. Another element the coordinator handles is connecting with the appropriate commercial/office management company in order to find out about, and adhere to, rules and guidelines for elevator usage, truck parking, etc.

If the move calls for equipment or specialized expertise, the co-ordinator should arrange for it. An example would be tearing down cubicles, disconnecting computers and electronics at the destination site and reassembling them. Space-planners are needed to accomplish this part of the move, especially when it comes to the cubicle set-up.

Interestingly, office moves are usually done with totes rather than boxes. There are a number of things that will need to be provided such as labels and security ties for the totes. Each person’s office items are transferred to the appropriate office at the destination. Good labelling helps to achieve successful residential moves, and with a business-tobusiness move, it takes on even greater importance. Another big help is to have floorplans of the offices at both ends of the move, which of course aids in labelling what goes where, as well as the order in which items are packed and taken off the truck.

All this is organized and orchestrated by the co-ordinators, and often a mover will do these moves after-hours and on weekends to minimize disruption during usual work hours. If the move has to be completed during work hours, it is

is different, and it’s up to the mover to determine what equipment is necessary.

best to limit employee participation as much as possible. The goal is to make things as easy as possible on

employees and customers.

In the end, the key to a successful business-to-business move is developing a plan with clear and welldefined goals and having someone on each end who is responsible and accountable for the event. Those booking a commercial or office move will want to check into the moving company’s track record and look at any testimonials reflecting the work.

In any kind of move, everyone should be happy when the last box is put into place. The best way to ensure this level of satisfaction is to plan ahead, be organized and keep the lines of communication open.. CI

Chuck Resnick is vice-president Marketing and Operations for Two Men And a Truck - Canada, a division of Heron Capital Corporation. Visit twomen.ca

8 BED FUNDED RCH IN WELL ESTABLISHED NEIGHBOURHOOD IN LONDON ONTARIO. Asking $929,000 Cap 9%. No Vacancies. Excellent Opportunity for Owner/Operator.

9 BED COUNTY FUNDED RESIDENTIAL CARE HOME IN OXFORD COUNTY. Located in Oxford County. Cap Rate 10%. Asking $949,000.

10 BED RESIDENTIAL CARE HOME WITH SEPARATE 1.5 STOREY IN SOUTHWESTERN ONTARIO.

3 bedroom, 2 bathroom live-in quarters for owner-operator on 1.2 acres in SW Ontario. Asking 1.99M.

10 BED COUNTY FUNDED RCH IN SOUTHWESTERN ONTARIO. 1 hour east of Toronto. Turnkey. Urban City Location. Asking $969,000.

9 BED COUNTY FUNDED RCH IN GROWING TILSONBURG ONTARIO. Turnkey Operation. Asking $949,000. Cap 7.88%. Long Term Residents.

18 BED COUNTY FUNDED RCH IN SOUTHWESTERN ONTARIO. 1 Hour West of Toronto. Asking $969,000. Cap 10%. Urban City Location.

31 BEDS RCH IN KITCHENER WATERLOO.

25 Funded Beds and 6 Private. Always Full. Prime Real Estate Location. Close to Downtown. Asking $2,400,000. Cap 9.62%. Potential to Streamline Expenses and Increase Profits.

27 BEDS RCH IN KITCHENER WATERLOO.

20 Funded Beds and 7 Private Beds. Room to Expand. Prime Real Estate Location. Asking $2,400,000. Cap 12.7%. In Business Over 30 Years.

Five tips for a successful commercial real estate purchase

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.

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

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

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.

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

John Shewchuk

Email: jshewchuk@royallepage.ca

Brian Shewchuk

SALES REP Cell: 905-404-5038

SALES REP

Cell: 289 688 8047 | Email: brianshewchuck@royallepage.ca

1

905-623-3393

ACRE COMMERCIAL & 2500 SQFT RESTAURANT IN HIGH GROWTH LOCATION!

Long established and successful food business licensed for 70 people + outdoor patio! Huge paved area area. Excellent high traffic and high growth location just North of Newcastle. Owner retiring and willing to hold a mortgage subject to terms & conditions. Perfect opportunity for new family-run operation.

CALL FOR DETAILS

NEW CLARINGTON INDUSTRIAL SPACE FOR SALE 16K SQFT REMAINING. BOWMANVILLE

Approx 16k SQFT remaining for sale. Incentives & custom fit-out negotiable. Designs completing for Phase II 65000 SQFT self-storage facility also for sale. Est delivery date Q4 2024: over 30 ft ceiling height w/ shipping door planned.

CALL FOR PRICING & INCENTIVES

ROCK SOLID LONG TERM NET INCOMEA+ LOCATION & INVESTMENT

Great opportunity for ‘care-free’ & reliable investment in Bowmanville! 3500 SQFT Free standing veterinarian clinic on +3/4 acre improved lot. High traffic + visibility location on Highway #2, TONS of growth upcoming down the road. Long standing low maintenance tenant.

HOME & BUSINESS BUILDING LOT IN PICKERING

Nearly ½ an acre on busy Brock Road ideal for home or business. Great location neighbouring major plaza + high density development. Zoning supports detached house, animal hospital, and more. Owner open to possible VTB for qualified Buyer.

NEW LOW PRICE $999,999

AAA NEWCASTLE COMMERCIAL SPACE. NEWCASTLE

Busy anchored Plaza hosting national tenants with abundant surface parking and signage. Great opportunity for office, retail, or commercial users to find large or small clean & professional space for their business. Units on ground level and second level available. Up to 10000 SQFT for lease!

CALL FOR DETAILS

CHOICE RETAIL OR AUTOMOTIVE BUILDING CLARINGTON

Perfect size! 6000 SQFT on a fully paved 1 Acre lot! Free standing modern building, clear span, 14ft grade-level door all in excellent condition! A+ high traffic & high growth location in Clarington. Ideal for end-user or investment / rental. Exclusive listing.

FOR SALE $1,600,000

TURN-KEY AWARD WINNING RESTAURANT & BRAND W/ BLDING. OSHAWA

Great opportunity to start in restaurant business. Well established and profitable restaurant in downtown Oshawa walking distance from multiple high density sites. Strong brand with many awards: excellent food and recipies. Building in good shape with recent upgrades.

CALL FOR DETAILS

Summa Property Management ensures that your property receives personal, hands-on, and professional management attention. As a real estate investor, you can rely on our expertise and commitment to service. That affords you the ability to spend your valuable time pursuing your own interests. You can be comfortable in the knowledge that the problems and issues of property management are receiving prompt attention and action.

Our in-house accounting department utilizes professional accounting software to produce monthly financial statements to suit your needs, administration for letters and memos to tenants, and additional managers to service your units as needed.

If you are looking for a motivated, professional organization that understands the real estate management business, Summa Property Management is your first choice!

Condominium Rental Management

This service is offered to those who own one or more individual condominium units not occupied by the owner on a full-time basis, and who require personal property management.

We offer rental services which include placing advertising, taking calls, host showings, processing applications, completing necessary references, background and credit checks, preparing the lease and receiving the rent payments.

Our fees for these services are based on 75% of one month’s rent plus HST. Base fee for the property management is $150/Month plus HST.

Condominium Rental Services

• Hands-on personal property management service

• Effective leasing programs driven by innovative advertising and marketing

• Rental & maintenance fee collection and deposits

• Regular property inspections

• Supervise maintenance as needed

• Monthly and annual financial statements and reporting

• Rent roll and unpaid reporting

• Management reports

• Approval and payment of all invoices

• Recommendations for property renovations and upgrades

• 24/7 response to emergencies

SUMMA PROPERTY MANAGEMENT INC

Ryan B. Stone, OLCM, CPM®, ARM, ACOM PRESIDENT

SkyViews Your Price for ‘Upside’

SkyViews Your Price for ‘Upside’

Finding Value in the Grey Areas

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.

George Gicopoulos Sean Gicopoulos

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Premium investment opportunity (6% cap rate) in the coveted Leslieville neighbourhood. This 3 Storey Commercial/residential property is comprised of 1 retail space on the main floor (Approx. 2,200 sqft) and 2 residential apartments on the second and third floors respectively. Conveniently located on Queen Street East, the location offers excellent foot traffic and with the increased density coming to the neighbourhood, offers sustainability moving into the future. For more information visit, www.theeastside.ca

$2,499,900

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.