Commercial Investor - Ontario - July 15, 2023

VIRTUAL TOUR

311 Spruce Street, 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! 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.

$1,580,000

$100,000+ Gross Annual Income Available Here - with more upswing available! This triplex building is located just a two minute walk to Wilfrid Laurier University, a quick walk to the vibrant amenities of Uptown and an easy walk to University of Waterloo. All units have generously sized common areas and spacious bedrooms with individual temperature control. Thoughtfully designed with a compelling unit mix of 3, 5, and 6 bedroom units. Ample parking. Note individual electrical meters! Roof done in 2022! This money maker will work well for: savvy investor looking for a foothold in lucrative Waterloo rental market, parent investor that seeks the ultimate location for their university bound child or even a university employee that wants to live close to work and generate mortgage helper income through the other units.

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 570 to square feet to 825 square feet – and are desirable one bedroom plus den formats! The developer is offering a 12 month rental guarantee – $1900/month for 570 sq ft unit and $2450/month for 825 sq 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 (in Building F), 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 Individual heating and cooling controls. This well-appointed community will feature a plethora of common amenities available to all community members regardless of building.

7-8, 520 Collier Macmillan Drive, Cambridge

$12.95

PSF 6010 SF

Out of space? This well-priced, clean, general industrial space available in the popular Collier MacMillan Business Park beckons for your immediate attention! 6010 square feet. Available at $12.95 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. Of ce space features four of ces and reception area. Note two of ce bathrooms and a shop bathroom. Note that Unit 8’s of ce and warehouse space is air conditioned. M3 zoning provides for a variety of light manufacturing, general assembly and warehousing related uses with landlord preference for warehousing/light usage. No automotive users available at this site. Of ce space ready for your nishing touches. Unit also has bonus roadside exposure to Collier MacMillan Drive. Ample parking. Available immediately.

MLS®

MLS®

The Block – 275 Larch Street, Waterloo – Waterloo’s Ultimate Live

MLS®

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.

CALL RYAN BRIGGS

1.796 acres of Commercial Land available for sale. Located on the North side of Victoria Street North between Lancaster Street West and Conestoga Expressway. High traffi c artery. Located on public transit 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

CALL NEIL KOEBEL

Live/Work Duplex recently renovated in AAA Location on 2 public transit lines. 3,600SF building w/ 3 dedicated entrances, currently with spa/clinic layout on lower 2 levels and a 4 bdrm residential home on upper 3 levels. Featuring 13 recently paved parking spaces, fully fenced back yard area, new furnace & A/C, water purifying system, air exchanger, security system, brand new kitchen and much more! MLS.

CALL RYAN BRIGGS

MONTH

Recently renovated offi ce space in AAA location located on 2 public transit lines featuring 11 recently paved parking spaces! Main fl oor features a dedicated entrance with 3 offi ces, a shared waiting room, 2-piece bath and kitchenette at $700 per offi ce per month. Upper 2 levels feature a separate entrance with 3 offi ce areas on the first level and 3 offi ces on the upper level with a 4-piece bath at $3,600/month. COM1 zoning allowing a variety of uses.

CALL RYAN BRIGGS

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

$624,900

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

$950,000

$724,900

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.

$699,900

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.

$1,399,000

103 CEDAR DRIVE, TURKEY POINT

0.33 ac Commercial/Residential property situated in heart of Turkey Point’s famous beach strip - possibly this resort town’s most coveted location-exploding every summer w/tourists enjoying sand beaches directly 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’20, membrane roof’16, equipment-Sch D. Incs 3 bedroom year round home freshly painted/redecorated in’23 (aprx.1000sf) positioned behind Restaurant incs new 600sf deck’23, luxury vinyl flooring’23, roof’17, p/g furnace’19, community water, Fibre Internet & recently painted exterior. Possible VTB.

316 MAPLE STREET, DUNNVILLE

6 unit, 5647sf double brick “Dunnville Icon”-incs 2 Comm. Units & 4 Res. Units. Enjoys corner frontage on Maple & Alder St near downtown, schools & parks. Originally constructed as church in 1870-retrofitted in 1910 bordering neighboring parking lot. 2 Comm. units offer large retail space, 11’ ceilings, plank flooring, n/g furnace & 1 bath (shared by 2 units). 865sf unfin. unit ftrs swing doors- minimal cost to renovate into extra rental unit. Incs 1 MF 2 bedrm unit & 3 UL units (all 2 bedrms). All units rented generating aprx. annual gross aprx-$37,795/ aprx. annual net-$24,792- poss. upside to increase current below market rent.

$549,900

2032 MAIN STREET N, JARVIS

2 stry brick dwelling located in downtown Jarvis - near amenities, schools, parks, shops, eateries & walking track. Situated on 0.22ac lot, covered porch w/entry to foyer, living room/poss. bedroom incs FP, family room, office, renovated 3pc bath & dining room w/plumbing RI. Period hardware floors, wood trim + 8.6/9ft ceilings enhance historic charm. Orig. staircase accesses upper level hall w/balcony WO, 288sf living room, 2 bedrooms, 4pc bath, full kitchen & all purp. room ftrs balcony WO & wood outdoor staircase. Service style basement houses newer n/g hot water boiler & 100 amp hydro.

28-30 KING STREET W, HAGERSVILLE

“Better Than New” Commercial/Residential property located in downtown Hagersville. Ex. visual exposure w/high volume of daily pedestrian/vehicle traffic boasts attractive frontal façade. Meticulously renovated btwn 2016-2019, this pristine 2 stry building incs 2 fully rented main level Comm. Units & 2 upper level Res. Units - Unit 1 -2 bedroom currently vacant *set your own rental rate*. Unit 2 -1 bedroom bedroom unit tenanted. Extras-4 furnaces, 4 AC’s, 4 water heaters, security cameras, 10 individual owned rear parking spots + front & rear entries. ALL viewings MUST be by appointment only!

$4,750,000

1776 #54 HIGHWAY, CALEDONIA

ATTENTION - Developers, Investors, Speculators - 72.79ac property directly abutting Caledonia’s largest ongoing residential building development enjoying 512ft of Hwy 54 frontage - incs 1978 brick bungalow offering 1650sf of living area, 1650sf unfinished basement, 400sf att. garage, 16x32 IG heated pool, 2523sf built P&B barn (1935), grain bin + aprx. 45-46ac workable land & 10-12ac forest. Incs living room w/ nat. stone FP, dining room, functional kitchen, dinette enjoying patio door WO to resort style rear deck/pool, master bedroom incs 3pc en-suite & WI closet, 2 bedrooms, 4pc bath, MF laundry, 2pc bath & mud room w/direct garage entry. Massive basement houses HVAC systems. Majority of value is in large acreage/land component.

you can view all Commercial Investor magazines online using any smartphone, tablet or desktop device.

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

NEXT ISSUE: August 12, 2023

ADVERTISING DEADLINE: August 2, 2023

GROUP SALES MANAGER

Randi Segal

1.866.536.2606 randi.segal@mediaclassified.ca

TO ADVERTISE

Chris Bosnich

1.866.532.2609

chris.bosnich@mediaclassified.ca

PRESIDENT & PUBLISHER

Leo Racioppo leo@mediaclassified.ca

CHIEF OPERATING OFFICER John Racioppo john@mediaclassified.ca

ACCOUNTING INQUIRIES accountingteam@mediaclassified.ca

CIRCULATION INQUIRIES distributionteam@mediaclassified.ca

DIRECTOR OF PRINT MEDIA

Lauren Reid-Sachs

GRAPHIC DESIGNER & ASSISTANT MANAGER

Alicesa Pullan

GRAPHIC DESIGNER & PRE-PRESS COORDINATOR

Hannah Yarkony

GRAPHIC DESIGNERS

Johannah Lorenzo, Yvonne Poon, Mike Terentiev

All submissions from interested parties will be considered. Please submit to the editor at editorial@mediaclassified.ca

HOME OFFICE

610 Applewood Crescent, Suite 401, Vaughan ON L4K 0E3

T: 905.761.3313 press 5

Toll Free: 888.761.3313 press 5

F: 905.761.5038

E-mail: info@thecommercialinvestor.ca

Website: thecommercialinvestor.ca

Copyright Notice All copyright and other intellectual property rights in the contents hereof are the property of Commercial Investor, and not that of the individual client. The customer has purchased the right of reproduction in Commercial Investor and does not have the right to reproduce the ad or photo in any other place or publication without the previous written consent of Media Classified Corporation. Contents of this publication, in hard copy format as well as online, are covered by copyright law, and offenders will be prosecuted.

Copyright 2023. All rights reserved. Reproduction, storage in a retrieval system or transmission, in any form or by any means, whether electronic, mechanical or otherwise, in whole or in part, without prior written permission of Media Classified Corporation is strictly prohibited.

• Walk-up retail unit

• Fresh new look to plaza located on University and Fischer Hallman

• 1,128 – 1,632 sq ft

• $22.00 - $35.00/sq ft net

347

• Industrial/Service commercial space

• High daily traffic volume

• Drive in and drive in loading doors

• 6,400 sq ft

• $14.00/sq ft net

MLS

• Excellent North Waterloo office space

• Built out offices and air-conditioned shop area

• Signature development

• 2,035 sq ft

MLS

• $13.95/sq ft net

MLS

• Great signage opportunity

• Features: reception, 5 private offices, lunchroom, washroom, and storage room

• 1,144 sq ft

• $19.95/sq ft net

MLS

• Office space with excellent visibility

• Utilities included in additional rent

• Abundance of natural light

• 821-2,319 sq ft

• $15.95-$16.95/sq ft net

MLS

• Industrial or office space

• Located at the round about at Sheldon Dr and Franklin Blvd

• 4,264 – 6,349 sq ft

• $8.95-$12.95/sq ft net

MLS

851 FISCHER HALLMAN ROAD, KITCHENER

LEASE

WEBER STREET N, KITCHENER

LEASE

665B BELMONT AVENUE W, KITCHENER

LEASE

210 SHELDON DRIVE, CAMBRIDGE LEASE

55 ERB STREET E, WATERLOO LEASE

B2-490 DUTTON DRIVE, WATERLOO LEASE

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

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.

Business scams

Stay up to date on the schemes targeting businesses

you receiving and being charged for items you didn’t order.

In many cases, scammers will hound you to pay the amount they claim you owe. They will even trick you into believing that they will report you to a collection agency.

Tips to protect yourself:

Whatever the time of year, the Competition Bureau of Canada offers up fraud prevention tools to help small business owners, investors and the general public stay informed about the latest scams. At the very least, it’s good to be wary of unsolicited offers, trust your instincts and share fraud prevention tips with your family and friends. Knowledge and vigilance are the best tools to help you recognize, reject and report fraud.

Don’t be duped

Organizations of any size can still be taken in by clever frauds, so make sure you know about them. A typical one is the directory scam. A fraudster sends your company a proposal for a listing or advertisement

in a magazine, journal or business directory, or for an online directory. They’ll call to confirm the address and other details. Then the accounting department will receive and pay the bill, unaware that your company never actually ordered or authorized the service.

Another common fraud is the health and safety products scam. You might receive a phone call from someone claiming to be from the provincial government, telling you that your first-aid kits need to be replaced or you have to update your company’s health and safety training. In both cases, you may be told to act quickly.

One other possible scam is the office supply scam, which involves

• Educate yourself, your employees and your co-workers to be cautious of unsolicited calls.

• Create a list of companies that are typically used by your business.

• Limit the number of staff that can approve purchases and pay bills.

• Clearly define procedures for verification, payment and management of accounts and invoices.

• Contact your province’s regulator to know your legal obligations.

• Fraudsters will use company names or logos similar to those of known businesses to make their invoices seem real. Inspect invoices carefully before making any payments.CI

Although Fraud Prevention Month was in March, frauds happen year-round. Few areas of life are untouched by fraudsters, be it romance, health, employment, tax payments, online shopping, and even small business owners and investors.

4M Commercial Group is pleased to offer the opportunity to acquire a four(4) building multifamily portfolio located in Southwestern Ontario (the “Offering”, “Properties” or “Portfolio”). The portfolio totals 78 Units comprised of one(1) Bachelor, thirty-nine(39) one bedroom, thirty-six(36) two bedroom, one(1) three bedroom and one(1) four bedroom units. For further information on financials, floor plans etc. please contact 4M Commercial Group.

ELM STREET, ST. THOMAS

ALBERT STREET, HAMILTON 30 CHATHAM STREET, BRANTFORD 586 VICTORIA STREET, KITCHENER

The business of business-to-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 co-ordinator 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 coordinator should arrange for it. An example would be tearing down cubicles, disconnecting computers and electronics at the destination site and reassembling them. Spaceplanners 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 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

381 – 383 MACNAB ST. N, HAMILTON

Opportunity awaits on this double-wide lot with two separate detached residences in the desirable West Harbour neighbourhood! “D” zoning allows for severance or redevelopment, or renovate both properties for positive cash flow rental income.

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

AWARD WINNING ARTISAN CHEESE BUSINESS FOR SALE

• Unique Turnkey Business Opportunity!

• Award-Winning cheese manufacturing facility in Prince Edward County.

• Sits on 20 acres of land.

• Retail Outlet and Outside Dining Area

• Zoned RU.

• A farm winery is permitted due to the excess of land available to accommodate the County of Prince Edwards Zoning Regulations.

• The building includes: 2 sub-terranean aging caves, a production facility, receiving bay, and office space.

• Platinum certified under the LEED rating system.

• Approximately 5000 sqft facility.

$2,998,000

• Located in Belleville, ON.

• Circa 1830’s Design.

• Exterior area has a private apartment with separate entrance.

• 10,155 sqft.

• Lot size is approx. 1.3 acres.

• This building offers many different possibilities for future uses.

• C-2 Zoning.

• High traffic location.

For Sale: $1,950,000 For Lease: $15,000

• Prime location in the downtown core of Trenton.

• Approx. 13,000 sq/ft of finished office space available.

• Multiple individual offices, open-concept work areas, office cubicles, full lunch kitchenettes, multiple bathrooms and large boardroom.

• Zoned DC.

• Countless permitted uses.

$1,950,000

MLS# 40430758

• Seller is willing to train.

MLS® 40427570

• Well maintained home with added modern additions.

• Total Building Area is 9,313 sqft.

• Located on a prime 0.5 acre corner lot

• Building offers many different possibilities for future uses.

• R-2 Zoning.

For Sale: $950,000 For Lease: $6,000

Sale: MLS# 40385866 Lease: MLS# 40427684

VACANT LAND FOR SALE

• Future Development Opportunity!

• 36 acres of vacant land.

• 1000 ft of lot frontage.

• Located just north of Belleville and is zoned RU.

• Concept drawings available for the proposed residential site.

• This site has a potential for urban boundary expansion that will lead to a huge development opportunity!

$2,950,000

MLS# 40430470

JAMIE TROKE

BROKER OF RECORD

EKORT REALTY LTD.

Office: 613-969-9901

Cell: 613-967-7208

Email: jamie@ekortrealty.com

Website: www.ekortrealty.com

68 NORTH FRONT STREET, BELLEVILLE ON

DUNDAS STREET, TRENTON ON

87 JAMES STREET, STRILING ON

INFLATION! IS YOU FRIEND! BE SMART!

10 YEAR LEASE AVAILABLE — CLARINGTON INVESTMENT

New industrial building 10, 680 sq.ft. single Tenant fully net 10 year lease! Excellent location next to 401, spotless — clean environmental. Paved parking, drive-in doors. 36 feet clear height. 100% air conditioned. This one is a beauty! Come look/make and offer. Asking $3,325,000

MONEY TREE BOWMANVILLE PLAZA — CLARINGTON

Choice frontage on Highway 2 in designated high growth area. 100% leased to rock solid Tenants. 7 Commercial units, 8x2 Bdrm. Apts. Separate meters, fully net long term leases, Newer roof, clean environmental and appraisal asking $6,500,000. A smart investors choice. Call for details. Ready for reasonable offers!! When its gone its gone.

NEW INDUSTRIAL BUILDING — BOWMANVILLE

Close to 401exit. Units 23K SF/17K SF 11,600 SF. Fully sprinklered, 26’ ceiling clear. Ready September 1, 2023. Truck + drive in loading — 14.50 SQ FT net. (Lake Road)

BEAUTIFUL ESTATE LOTS & ACREAGE IN NEWCASTLE!

Wonderful opportunity to build or develop across a variety of parcels and up to 13 acres! Quiet, in-demand community that’s ideal for estate lots and custom homes! Clear of ENV mapping, severed into 4 lots from existing road allowances. High potential for an enduser, ambitious subdivision, or for any families looking for a lot close to town for their dream-home! Bridal path of million dollar homes.

CHOICE BUSINESS OFFICE SPACE — NEWCASTLE

One of the hottest markets in Durham area. Gorgeous space Next to Foodland, Dollar Store, Pharmacy — Gorgeous modern Building —medial and health services preferred. For lease @ $14.00 net. Remarkable deal/ multiple units can be demised!! This area is hot + underserviced!

CALLING OFFICE USERS BIG AND SMALL!

Need an office? Need a workspace? Big or small, ground floor or upper floor, from Oshawa to Clarington we have professional office space ready to suit your business needs. Special starting rate from 7.75 sq.ft. Superb value!! Call to learn more about locations and incentives available!

COMING SOON

28 ACRES FUTURE DEVELOPMENT LAND

Your chance to get in early on a prime piece of land in Clarington. Great location & great potential with ‘Employment Lands’ designation to be confirmed in near future via Durham Official Plan update. New provincial policy strongly encourages residential built fast as well! Excellent opportunity for land bankers, developers, and builders of all stripes to acquire a large piece of land. Vendor take back mortgage available.

John Shewchuk Brian Shewchuk

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.

$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