Commercial Investor – Ontario – September 21, 2024
DEVELOPERS / BUILDERS DON’T MISS THIS OPPORTUNITY IN NEW HAMBURG, ON
75 +/- ACRE DRAFT PLAN AND ZONING APPROVED LAND NEW HAMBURG, ONTARIO
Gatestone Capital Advisors Corp./CMA Realty Ltd. (Gatestone/ CMA) have been retained as the exclusive advisors to the owner for the proposed sale of a 75 acre +/- parcel of Draft Plan and Zoning approved residential lands in New Hamburg, Ontario.
This is an opportunity to acquire a formidable inventory of Draft Plan and Zoning approved land, minutes from Hwys 8 and 401 in New Hamburg, a charming community just west of Kitchener – one of the most desirable locations in Waterloo Region.
LOCATION: Waterloo Street, New Hamburg, Ontario
LOTS/BLOCKS:
Mix of entry level lots and blocks for street-fronting towns, stacked townhouses and small single-family lots
YIELD:
Approximately 13,500 ft of saleable frontage and 250 stacked townhouse units in various blocks
BID PROCESS
• NDA forms available after September 2, 2024
• Access to data room September 2, 2024
• 90-day due diligence process
• Bids due November 29, 2024
• Seller Offer Selection December 16, 2024
• On or before Closing February 28, 2025
NOTICE:
CONTACT:
To obtain an NDA and access to data room please contact any of the following persons: Broker of Record
Neil Koebel 519-741-6594 neil@cmarealty.ca
Paul Grespan 226-972-8910 pgrespan@gatestonedev.com
97 acre property located minutes from Waterloo, just outside St. Clements. Solid pine 3 bed 3 bath log home with geothermal heating and cooling system and lower level in-law apartment with separate entrance. Pristine 10 stall barn, private riding arena and ample opportunity for outdoor boarding. The property features approx. 45 acres of farmland with an additional 50 acres of forest comprised of mostly maple trees complete with walking/horseback riding trails. Amazing opportunity! MLS
$2,400,000
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.
on the North side of Victoria Street North between Lancaster Street West and Conestoga Expressway. High traffic 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
$5,995,000
5363 AIRPORT ROAD, MOUNT HOPE
RARE 194ac parcel of land w/frontage on Airport Rd & White Church Rd. Incs 2 dwellings, 5048sf building, 4991sf barn & 175ac workable/tiled land (rented yr/yr @ $129 p/ac). Dwelling#1 (2473sf) offers 3 bedrms/2 baths, ins/htd garage addition - Dwelling#2 (1226sf) ftrs 2 bedrms/2baths. Both houses inc roofs’13, water purification’20, sep. wells/septic & 100 amp. Located in general area where proposed future Red Hill to White Church Rd/Airport & Glover Rd expansion may occur - pipeline ROW dissects property-potential severance. By appointment only.
$1,000,000
39 TALBOT STREET W, CAYUGA
Incredible Investment Opportunity - sit. on 0.44ac prime corner lot enjoying unobstructed westerly views of Grand River. Incs 5226sf garage ftrs 2685sf office space, 2685sf shop space, walk/drive-out basement & 1 bathroom. Serviced w/n/g unit heater, 200 amp hydro & municipal water/sewers. Property can ONLY BE PURCHASED w/same Buyer purchasing 3 Cayuga St & 0 Ouse St. (TOTAL list price of 3 properties is $1,300,000) Sold “AS IS-WHERE IS”. Offers presented at 5pm May 28/24
0.41ac parcel of vacant land offering 130.50ft of frontage on Cayuga St. S. located in heart of Cayuga -near schools, downtown shops/eateries, Grand River parks & boat launch. Property can ONLY BE PURCHASED w/same Buyer purchasing 0 Ouse Street, Cayuga & 39 Cayuga Street, Cayuga. TOTAL list price of 3 properties is $1,300,000. Rare opportunity to own almost 1 acre (total
$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 nonGMO soybeans. Precision cleaning capacity 8MT/hr - treating capacity 20MT/hr. 28ac of tiled workable land, natural gas & 400 amp hydro w/phase converter.
103 CEDAR DRIVE, TURKEY POINT
$429,900
19 RIDOUT STREET W,
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
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Options and credit practices in export financing
Kitchener, Waterloo & Guelph ........10
Toronto Area .....................17
October 19, 2024 ADVERTISING DEADLINE: October 9, 2024
PRESIDENT & PUBLISHER Leo Racioppo leo@mediaclassified.ca
CHIEF OPERATING OFFICER John Racioppo john@mediaclassified.ca
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UNDER CONTRACT
KITCHENER | RETAIL
KITCHENER | RETAIL
James
KITCHENER | RETAIL
4411 KING STREET E.
875-1,239 SF | $32.00/SF
Chad Ritzer* x 3033
KITCHENER | OFFICE
#106-501 KRUG STREET 1,045 SF | $16.00/SF
James Boudreau** x 3020
Chad Ritzer* x 3033
#8-825 WEBER ST. E. 693 SF | $1,900/Month
James Boudreau** x 3020
HANOVER | RETAIL
189 10TH STREET 2,050 SF | $14.00/SF
Lester Tobin* x 3023
WATERLOO | OFFICE
14 ERB STREET W. 500-2,500 SF | FRM $1,688/Mo
Eric Frey* x 3118
#1-815 WEBER ST. E. 1,452 SF | $4,300/Month
James Boudreau** x 3020
#A1-650 RIVERBEND DR. 1,625 SF | $318.00/SF
Lester Tobin* x 3023
WATERLOO | OFFICE
#4B-4391 KING ST E.
1,550 SF | $30.00/SF
Lester Tobin* x 3023
Peter Benninger** x3000
99 NORTHFIELD DR. E. 732 SF | $11.95/SF
Chad Ritzer* x 3033
WOODSTOCK | IND.
901 PATTULLO AVE 12,804 SF | $15.00/SF
Eric Frey* x3118
Each office is Independently Owned and Operated
BRIGHT | IND.
907168 TOWNSHIP RD
4,726-7,158 SF | $10/SF
Lester Tobin* x3023
Business scams
Stay up to date on the schemes targeting businesses
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.
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
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:
• 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 competitionbureau.gc.ca.
Summa Property Management professionally manages Commercial, Condominium, and Residential Multi-Unit Properties
We ensure 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, receiving calls, host showings, processing applications, completing necessary references, background and credit checks, preparing the lease and receiving the rent payments.
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
Ryan Stone, OLCM, CPM®, ARM, ACOM
BUILD-TO-SUIT INDUSTRIAL BUILDING FOR SALE OR LEASE IN QUINTE WEST
• The Trenton Logistics Center will be a new, ”build-to-suit”” opportunity for industries looking to relocate or grow in the hub of Eastern Ontario
• The total site size is approximately 10.5 acres
• Site is approved and shovel ready for a preengineered 141,200 sqft building footprint
• Being only 6 minutes from the Glen Miller Road exit, this site has quick and easy access to the 401
• This site provides efficient access to vital transportation routes from Toronto, Ottawa, Montreal, and major markets in the United States
• The Developer is prepared to work with a Buyer regarding their specific building needs
• Final sale price will be subject to Buyers final building specifications
• Estimated lead time for occupancy is approximately Q3 of 2025.
Lease - $12/psf
MLS# X8174740 // X8174728
VINEYARD FOR SALE IN PRINCE EDWARD COUNTY
• Located in Wellington, Prince Edward County
• This 17-acre vineyard supplies grapes to a local winery
• Features 146 rows of 8 ft highdensity vines
• Grape types includ 6.58ac Pinot Noir, 3.52ac Chardonnay, 2.88ac Pinot Gris, and 1ac Melon de Bourgogne
• Planted in Hillier clay loam soil
• Zoned RU-1
• Potential uses include bed-andbreakfast, or designing your own single detached dwelling
• Located on the Millennium Trail in PEC
X8397154
• Opportunity is knocking!
• This 1/2 acre corner lot
• 9,313 sq ft Victorian style building
• Located in Stirling, Ontario
• Possible rezoning for residential multi-residential building, retirement community, or a nursing home with potential to expand for more beds
• With rezoning, a new owner could open a dental office, medical centre, or professional office spaces
• Notable features such as the electrical fireplace, fire alarms, security system, sound system, service lift, solid concrete floors, open areas for possible meetings or larger service gatherings, and large parking area
• Renovations include: all new electrical, plumbing, drywall, and insulation
• New 3-ton HVAC system (2021), new rubber membrane roof, new shingles, and new furnace (2021) were also installed
X9017512
PROFESSIONAL OFFICE SPACE FOR LEASE IN DOWNTOWN TRENTON
• 1200 sqft of professional type office space in Downtown Trenton!
• 3 large office spaces with a reception area and an additional training room/open area that is equipped with a kitchenette
• Previously used as a massage, reflexology, and yoga studio
• Rear access to Market Square
• Asking Rent includes realty taxes and building insurance
• Tenant to pay their own separately metered utilities
$2,000 /mth
MLS# X7381502
• Located in Downtown Belleville
• Multi-use building
• 3 commercial spaces
• 11 residential units with 8 bachelors, 1 two-bedroom, and 2 one-bedroom units
• 2 finished and occupied commercial spaces
• One 2161 sqft open concept unit ready to be completed tenants or owners specifications
• All apartment units are recently renovated and upgraded, showcasing contemporary amenities with the building’s unique architectural charm
• Recent upgrades include a total rebuild with structural upgrades, a new lower roof, security enhancements, and more
• Easy access to shops, restaurants, and public transportation
• 35.5 acres of vacant land Prince Edward County (Demorestville)
• 660 feet of frontage on both Black Road and County Road 14
• Zoned RU-2
• This property allows a range of uses, from single detached dwellings and home businesses to private home daycares
• Non-residential options include agriculture, farming, or conservation area
• Existing use is Q-Logic Water Solutions operational yard and maintenance building, which includes Trailer Park Model Home on site
• Business and equipment are not included in price but are also available for sale
26 UNIT APARTMENT BUILDING FOR SALE IN QUINTE WEST
• Discover a lucrative investment with this well-maintained 26-unit apartment building
• Located in the heart of downtown Quinte West
• Just steps from the scenic Trent Port Marina and Metro
• The building features a diverse mix of units, including one bachelor unit, 13 one-bedroom units, and 12 two-bedroom units
• The main level units were 100% new construction in 2021
• Also listed with the Seller is 17468 Highway 2 Quinte West - a single tenant commercial building for sale for $2,200,000. Seller will consider bundling these 2 properties together. Please see MLS# X9285274.
$6,300,000
• 5,591 sqft commercial building located in in Quinte West
• The entire building/site is currently leased long term to a commercial Tenant on a 100% carefree basis to the Landlord
• The building was built new for in 2018 to superior standards and quality
• Don’t miss out on this exceptional investment opportunity!
• Also listed with the Seller is 5 Creswell Drive, Quinte West - a 26 unit apartment building for $6,300,000. Seller will consider bundling these 2 properties together. Please see MLS# X9285294.
MLS# X9285274 MLS#
GARDEN CENTRE FOR SALE IN QUINTE WEST
• A great investment opportunity awaits with this commercial property
• Currently home to Hollandale Landscaping and Garden Centre
• Situated on a 5.39-acre lot with 580 feet of frontage
• Business has been thriving for over 70 years
• Hollandale’s legacy as a trusted garden center and landscaping service is well-established, making this an ideal investment for those looking to step into a prosperous business or repurpose the land for other commercial ventures
• Asking price includes the land and buildings only, with the equipment and inventory negotiable
• The property features a 1,500 sqft retail storefront
• The retails space then opens up into five greenhouses totaling 8,800 sqft
• There is a 1,000 sqft dry shed with three bay doors
$1,498,000
• With two parcels of land, Burnbrae Road is boasting in potential
• This Ready Mix Site is zoned Extractive Industrial (M2) which is the best possible zoning for the permitted uses of Open Storage, Sand and Gravel Pit, Portable Processing Plant, Public Use, Quarry, Waysite Pit, or Sand Gravel and Rock Stock Pilling Operation
• Parcel A offering 11.26 Acres and Parcel B offering 14.37 Acres, there is ample opportunity at this property while still relatively close to town
• Zoned and licensed for concrete batching with an active license in place for ready mix association
• There is recycled water onsite, aggregate withheld in the retaining wall, along with a holding tank at the office, septic at the concrete plant, one dug well by the washplant hydro poles that draws to the office and washplant, and one drilled well by the concrete plant as well
• Buildings onsite include a new office, an older shop, and two other shops
MLS# X9160533
• Discover the location for your next business venture in the heart of Wellington, Prince Edward County
• Approx. 2-acres of commercial vacant land
• Zoned CH-12 (Highway Commercial) this property permits the development of a commercial plaza up to 14,000 sqft, with uses permitting a convenience store, restaurant, or medical clinic
• The property is situated in a high-traffic area with excellent road access and prime visibility, ensuring maximum exposure and convenience for customers and clients
• This is an excellent opportunity to secure a prime commercial site in one of Ontario’s most desirable locations
X8385214
Owners have the right to review the reserve fund study by asking the corporation for a copy. When you purchase a unit, a copy of the most recent reserve fund study is included with the status certificate.
Reserve funds are
your condo’s insurance policy
BY JACQUELINE MONETA JD AND JAYSON SCHWARZ LLM
All condominiums are required to have a reserve fund under the Condominium Act. A reserve fund is a special account, separate from the condominium’s operating fund, and it is used to pay for major repairs and replacements to the condominium’s common elements. A portion of every common expense fee is deposited into the reserve fund monthly. The reserve fund is intended to act like an insurance policy, to ensure that the corporation has enough money to cover future repairs.
WHEN CAN YOU DIP INTO THE RESERVE FUND?
The reserve fund can only be used to pay for major renovations or repairs; this includes replacement and nonroutine repairs of common elements and assets of the condominium. If condos didn’t have reserve funds, or their reserve funds are depleted, they
would need to raise large amounts of money from the owners when major repairs are required. This lack of funds most frequently results in a special assessment.
THE RESERVE FUND STUDY
A reserve fund study determines how much money needs to be in
the fund to ensure the repairs will be covered in the future. The study is usually prepared by an engineer and includes both a physical assessment of the condominium and a financial plan during the first year of the condominium corporation, then every three years.
THE STUDY WILL COVER:
• All parts of the building that need repair or replacement (ex. windows, balconies)
• Estimates when the repairs and/or replacements are expected to occur
• Estimates of the cost of each expenditure in each year
• A recommended reserve fund contribution amount
• Recommended increases in reserve fund contributions for the following three fiscal years.
It is important to note that the reserve fund study is based on assumptions and educated guesses.
These estimates may fall short in the following circumstances:
• Poor maintenance decisions can result in your condominium having to replace components earlier than expected
• Emergency repairs or replacements
• Postponed expenditures
THE OWNERS’ PERSPECTIVE
All previous and current owners have contributed to the reserve fund. That’s because every owner who received the benefits of common elements, including the lobby, hallways and elevator, shares the responsibility of the replacement costs. Long term, as an owner, your unit will fetch a higher asking price if your property is well-maintained and the reserve fund is healthy.
Owners have the right to review the reserve fund study by asking the corporation for a copy. When you purchase a unit, a copy of the most
recent reserve fund study is included with the status certificate.
As an owner, it’s important to be mindful that the reserve fund balance will fluctuate from year to year. In some years, the fund’s balance is high. After planned expenditures, the
fund’s balance may be depleted. It’s important to look at the situation holistically, ask about recent repairs and plans for upcoming projects at board meetings. Much like insurance, a healthy reserve fund is an invaluable tool in the condominium’s arsenal. CI
Options and credit practices in export financing
Exporters doing business in unfamiliar territory can expect higher risk, and those additional financial and political risks may require extra financing. To develop a clear and concise export financing plan, you must assess a number of issues.
Working capital
Prospecting and operating in foreign markets usually requires a greater investment than the same operations would need at home. A single large order or many small orders from overseas can affect your productivity and inventory capacity, and in some cases, foreign buyers may request longer payment terms, which can affect your working capital.
Political risk insurance
Not all importing countries enjoy the political, social and economic stability to which we are accustomed in Canada. Special insurance policies are often necessary, particularly to protect overseas investments. The Export Development Canada’s (EDC) Export Protect product insures transactions against nonpayment by foreign buyers. EDC will help collect
your funds in cases of breach of contract, nonpayment, expropriation or political instability.
Payment guarantees
You may be dealing with clients and intermediaries you hardly know, in an economic context that is foreign to you. Take extra precautions and expect complications, such as late payments and fluctuations in exchange rates. You should have a plan of action in place before such problems arise.
EDC also offers loans or credit lines to foreign buyers to encourage them to purchase goods or services from Canadian companies. In this way, a Canadian business can make what amounts to a cash sale, and
EDC will collect the payment. EDC’s Accounts Receivable Insurance (ARI) protects your business against foreign buyers who can’t or won’t pay up. It covers up to 90 per cent of the value of the sale.
Security for foreign distributors or clients
The people you will be doing business with abroad do not know you, so they may ask you for guarantees. That is particularly true in the public, agriculture and food sectors. The Canadian Commercial Corporation (CCC) offers foreign buyers security by providing a Canadian government-backed guarantee of contract performance. The agency offers a range of pre-
contract, advisory and post-contract services.
Long-term financing to purchase fixed assets
As your export venture thrives, your productivity and capacity will need to grow, meaning you may be required to plan for long-term financing. BDC financing products for present and future Canadian exporters combine long-term financing and flexible repayment options. BDC can finance the equipment purchases, retooling and increased inventory that exporters often need. It can also offer commercial real estate financing should you outgrow your current facilities.
Cash in advance
When a domestic buyer has a good credit rating, sales are often made on an open account. However, this approach fully exposes the seller to credit risk until payment has been made. When exporting, there are several ways to protect your sale. One option is to consider asking for cash in advance. This relieves you of collection problems and allows immediate use of the money. Wire transfers are commonly used. Keep in mind that payment by cheque may result in collection delays of up to six weeks. If you accept credit card payments, beware of fraud.
Letters of credit
A letter of credit is essentially a financial contract between a bank, its customer and the beneficiary. It outlines the conditions under which payment will be made. The buyer generally specifies the conditions, which usually include provisions of insurance forms, bills of lading, customs forms, various certificates and the like. Think of these documents as ways of safeguarding
the integrity of the purchased product.
Collections
Collections are usually the responsibility of the exporter’s bank. There are two types of collections: Documentary and draft/clean. In a documentary collection, your bank deals with a foreign bank and sends payment instructions. A documentary credit means you are entitled to receive payment once the shipping and commercial documents have been presented to the foreign bank. A draft/clean collection is similar to a cheque. The buyer sends a draft while waiting for the shipment to arrive, and the exporter transfers the product when the draft clears. A draft carries a risk similar to that of a cheque, as it may be not honoured.
Open accounts
This is the riskiest payment option, as the risk falls entirely on the exporter. Buyers and sellers will typically negotiate a payment deadline of 30 to 90 days or even longer, depending on the relationship and transaction. If you are considering this form of payment, you need to have a clear understanding of all political, economic and commercial risks involved.
Dealing with payment problems
If negotiations with your customer fail, you should obtain the assistance and advice of your bank, legal counsel and other qualified experts. Since arbitration is often faster and less costly than legal action, this step is preferable, provided both parties agree to take their dispute to an arbitration agency.
Outside storage in Clarington, M2-M1 zoning flat, 100% usable site, ideal for owner operator, manufacturing or rental builiding. 401 Interchange, easy access to 407 and future GO Station. Stunning investment.
$4,000,000
INDUSTRIAL BUILDING – 16,000 SF – CLARRINGTON
Prime 401 exposure. 30’ ceiling, truck level shipping, excellent 401 access. Sprinklers. Available Jan 2025.
CALL FOR PRICING & INCENTIVES
UP TO 15,000 SQFT INDUSTRIAL W/ DRIVE IN DOORBOWMANVILLE
Industrial space with loading door in Bowmanville. Can be divided! Flexible M2 zoning, newly finished office & mezzanine + 16ft clear height. Ideal for manufacturing, potential for automotive, warehousing, workshop and more. Great access to HWY 401 nearby, and competitive rental rates.
$12.00 PSF NET + $5.00 TMI
BOWMANVILLE HISTORIC CORE RETAIL INVESTMENT
Large 2 storey brick income property. Great condition. 2 commercial units, 3 residential. Large parking area. Excellent location. Longtime established tenants - owners retiring.
$1,400,000
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
STUNNING BOWMANVILLE BUSINESS LOCATION
Huge Highway 2 frontage! Huge parking up to 12,000 SF of area. Can be divided! Idea for sport, fitness, entertainment, carpet and flooring, discount thrift store, furniture - new or surplus. Drop dead price!! Exclusive!
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
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
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.
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