Prime Muskoka Commercial Property! Investors / End Users / Live & Work! 11 acres with 700ft frontage Windermere & Raymond Road (Muskoka Lakes) High visibility. Year-round tra c! 3000 SF commercial building incl 1000 SF 2-bay auto repair shop with 2023 clean ESA parking for 35 cars! Plus 1000 SF renovated 3 bedroom bungalow! Zoning allows for multiple uses including Cannabis retail!
75
WATERLOO ST, NEW HAMBURG
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
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.
$2,900,000 Incredible Investment Opportunity - sit. on 0.44ac prime corner lot enjoying unobstructed westerly views of Grand River. Incs 5226sf
29-31 MAIN ST, HAGERSVILLE
sewers. Property can ONLY BE PURCHASED
Ouse St. (TOTAL list price of 3
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 3 properties) of prime real estate - ideal for future development. Offers presented 5pm May 28/24
• 113,425 sf on 4.802 acres
• 22,000 sf under construction for a new tenant
• Fully leased 13,425 sf medical building
• Approved Phase II Development upside Development
Service station for sale in Fergus
• 1,178 sf on 0.304 acres
• At controlled intersection
sf freestanding retail building for sale in London
• 5,000 sf of warehouse with truck level loading
- Over 160 feet of frontage on Dundas Street
- Visible to 24,000+ vehicles per day
- Ample onsite parking
Services, LP, Brokerage
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
• Are you missing out on Commercial
• Do you have a Commercial Client but not the know how?
• Do you want to be part of an Exclusive Mentoring program?
• Do you want to be a part of a Commercial Real Estate Training designed for Realtors?
• Do you
PRESIDENT & PUBLISHER Leo Racioppo leo@mediaclassified.ca
CHIEF OPERATING OFFICER John Racioppo john@mediaclassified.ca
Tips for small business owners Surviving your first year
Many successful entrepreneurs can tell you that starting a business can be extremely rewarding but that it can also be stressful.
“Everyone who starts a business enters with excitement and aspirations for success and while no two businesses are the same, success can be difficult to predict,” says Kim Ulmer, regional president, RBC and former vice-president, Small Business, RBC. “Many factors can contribute to the success of your business, but it’s important to understand that building a successful, profitable business takes patience, determination and focus.”
Ulmer offers some tips that can be applied to any new business, increasing its chance of success:
• Make a plan – Creating a business plan is essential to the survival of any business. It will help you identify your customers, your market, your competition and other important aspects of your business. It will also help you identify potential opportunities and obstacles that might not have occurred to you. As your business grows, it will serve as the yardstick against which you can measure your business performance and make sure you’re staying on the right track.
• Establish a support network
– Business owners tend to be
independent-minded and are more inclined to solve problems on their own. However, it is important to not be shy when it comes to asking for advice. You’ll be surprised how many people are willing to share industry information or serve as a sounding board for your ideas. Other people to consider for your professional network include suppliers, customers, accountants, lawyers and financial advisors.
• Be a student of your business
– To be successful, your business needs to stand out among the competition. Your “unique selling proposition” may be your product or service, price, selection, or any number of things. Whatever it is, you need to understand the market, and know what your competition is doing, to ensure that whatever you are offering is more appealing to your customers than anything else out there. Research online, join
industry associations and most importantly, talk to your clients.
• Keep an eye on your cash flow – Without a clear picture of your daily sales revenue and expenses, you won’t know how much your business is making. That’s why keeping an eye on your cash flow is crucial. It’s also essential for forecasting, as your predictions and planning are based on what happened today. Over time, your forecasting will become more accurate, so you can plan for fluctuations in your business due to seasonal or economic factors. It will also help you determine how much cash you need in reserve to keep you in the black through slower periods.
For more business advice at all stages, visit:rbcadvicecentre.com/ business_advice. CI
News Canada
AVAILABLE FOR LEASE
Chad Ritzer* x 3033
KITCHENER | RETAIL #G-125 SEABROOK DR. 905 SF | $36.00/SF
Lester Tobin* x 3023
#A1-650 RIVERBEND DR. 1,625 SF | $16.95/SF
Lester Tobin* x 3023
96-100 HIGHLAND RD. W. 311-1,350 SF | FROM $600/Month
James Boudreau** x 3020
PATTULLO AVE 12,804 SF | $15.00/SF Eric Frey* x3118
What you need to know at tax time
Rental income tax obligations
If you earn income from one or more properties that you own alone or with someone else, the money collected from these activities is taxable and you are required to report it.
RENTAL INCOME INCLUDES INCOME FROM RENTING:
• houses
• apartments
• rooms
• space in an office building
• other real or movable property
REPORTING RENTAL INCOME:
RENTAL OR BUSINESS
Income earned from renting out property is considered by the Canada Revenue Agency (CRA) to be either rental income or business income, depending on the
duration of the rental and the types of services included in the rental agreement. In most cases, rental income means you are being paid to rent space and provide basic services only. These include heat, light, parking, and laundry facilities. If you provide additional services to tenants, such as cleaning, security, and meals, you may be carrying on a business. The more services you provide, the greater the chance that your rental operation is a business.
CURRENT EXPENSES VERSUS CAPITAL EXPENSES
Keep track of all your expenses related to your rental property as these may be deductible, but there are different kinds of expenses. Current or operating expenses that are short term and associated with maintaining a property can be claimed entirely for the year you made them in. Capital expenses can be amortized, or spread out, over several years and generally provide a longer-lasting benefit or improve the value of a property.
KNOW THE DIFFERENCE BETWEEN A CURRENT AND A CAPITAL EXPENSE:
Criteria: Does the expense provide a lasting benefit?
Capital expense: Generally, there is a lasting benefit or advantage. For example, the cost of putting vinyl siding on the exterior walls of a wooden house is a capital expense.
Current expense: The expense usually recurs after a short period. For example, the cost of painting the exterior of a wooden house is a current expense.
Criteria: Does the expense maintain or improve the property?
Capital expense: The cost of a repair that improves a property beyond its original condition is probably a capital expense. If you replace wooden steps with concrete steps, the cost is a capital expense.
Current expense: An expense that simply restores a property to its original condition is usually a current expense. For example, the cost of repairing wooden steps is a current expense.
Criteria: Is the expense for a part of the property or for a separate asset?
Capital expense: The cost of replacing a separate asset within a property is a capital expense. For example, buying a refrigerator to use in your rental operation is a capital expense because a refrigerator is a separate asset and is not a part of the building.
Current expense: Repairing a property by replacing one of its parts is usually a current expense. For instance, electrical wiring is part of a building. Therefore, an amount you spend to rewire is usually a current expense, as long as the rewiring does not improve the property beyond its original condition.
Criteria: Is the expense for repairs to the used property that you acquired made to put it in a suitable condition for use?
Capital expense: The cost of repairing used property you acquired to put in a suitable condition for use
in your business is considered a capital expense even though in other circumstances it would be treated as a current operating expense.
Current expense: Where the repairs were for ordinary maintenance of a property you already had in your business, the expense is usually current.
Criteria: Is the expense for repairs made to an asset in order to sell it?
Capital expense: The cost of repairs made in anticipation of selling a property, or as a condition of sale, is regarded as a capital expense.
Current expense: Where the repairs would have been made anyway, but a sale was negotiated during the course of the repairs or after their completion, the expense is considered current.
OTHER CONSIDERATIONS WHEN EARNING RENTAL INCOME
In addition to claiming your income and deducting allowable expenses, other considerations could impact your tax situation. For example, if you own a newly constructed or substantially renovated residential rental property, you may be eligible for a rebate. If the expenses you incur to earn rental income are more than your gross rental income, you can deduct your rental loss against your other sources of income. However, you cannot deduct any amortization/ depreciation on your rental property if you are already in a rental loss position. You also cannot deduct a rental loss if you rent to a family member below fair market value.
Learn more. Visit canada.ca. CI
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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
FUTURE GO STATION INVESTMENT • CLARINGTON COURTICE
Fully usable, clean, fenced, serviced, secured & improved for turn-key use! w/ 530ft of frontage and two entrances. Presently zoned for outside storage + with tenant income, large upside $$$ potential. 4 acres total - municipal services - next to high density designation for GO station. Close to HWY 401, 418, and 407!
CHOICE INVESTMENT @ 4MILLION
ONE OF A KIND!
LARGE A+ COMMERCIAL SPACE IN BOWMANVILLE
Rare opportunity for up to 12000 SQFT free standing commercial space @ an unbeatable rental rate with main highway frontage. Former home-hardware property with great shadow anchors, Shoppers, Dollarama, Metro Foods!! nearby schools, tons of traffic, convenient loading area, and high ceilings. FOR LEASE @ ONLY
NEW INDUSTRIAL BLD -
28,500 SQFT ON HWY 401 BOWMANVILLE!
Prime 401 exposure. 30’ ceiling, truck level shipping, excellent 401 access. Sprinklers. Available Jan 2025. Foundation now complete! Available Q3 2025). ONLY industrial new build listed for sale in Clarington!
GREAT PRICE @ $400 PSF! CALL FOR DETAILS
1.5 ACRES REDEVELOPMENT SITE OSHAWA $$$
EXISTING AUTOMOTIVE legal non-conforming use. With 11,400 Sq Ft building, full gravel fenced area provides rental income. Existing zoning R5-B permits approximately 55 units, 4-5 storey frontages, service available at street. SWEET DEAL.
CALL TODAY
MAJOR HIGHWAY - RESTAURANTBUILDING LAND + BUSINESS
Long established family restaurant (20 years) one acre commercial site, large parking and frontage, fully licensed, 70+ seating, outdoor patio. Excellent upside to increase $$$ owners retiring!! With hold first mortgage for qualified buyers.
FOR SALE $1,525,000 - VTB AVAILABLE
DOWNTOWN COMMERCIAL BLD @ GREAT PRICE IN CLARINGTON!
Well maintained free standing commercial/office building available FOR SALE just North of King St in downtown Bowmanville. Build comes well maintained and accessibility equipped! Flexible zoning to suit many businesses: ideal for physiotherapists, health uses, lawyers, accountants, insurance, or other office based businesses. Very competitive price perfect for an end-user.
ONLY $795,000
Winning the game
Why some businesses succeed and others fail
BY JACQUELINE MONETA JD WITH ASSISTANCE FROM JAYSON SCHWARZ LLM
As a lawyer of 35-plus years, I have seen many small businesses flourish and many fail. The big question is why some succeed while others fall. Here are just a few comments that may not really be legal in nature, but certainly reflect my observations. In addition, some businesses succeed despite themselves and later, no one can figure out what went wrong. Here are some insights that may prove valuable.
1. Under-financed. Whether it is a start-up or the purchase of an existing business, most new entrepreneurs spend far too much of their funds on sizzle, not steak. What does that mean? As an example, too much money is spent on oversupply of inventory, leasehold improvements or other capital investments that leave the business short of the money it needs for marketing or cash flow until receivables turn over. Maintaining a cash reserve to carry the business through to success is critical.
2. Lack of knowledge. Many people get into a business for which they have lack of training or knowledge. They think they can learn on the job. Wrong. Go intern. Work for a successful company and put in the time until you learn how it should work, what to look out for – and how to run the business.
3. The amazing idea. The one thing I have seen over and over again
is a client coming in with the idea that will change the world. He has the next pet rock, hoola hoop, slinky, iPod, etc. There is a huge distance between an idea and fulfillment. Remember, a great idea does not make money –the execution and delivery does. In order to make the idea work, we need to develop a cohesive, coherent and practical business plan in writing. The business plan will allow you to express the detail and direction necessary to make the idea work. By the way, before an idea can be worked on, extensive market research is a critical factor.
4. The Lone Ranger. John Donne in the early 1600s said: “No man is an island, entire of itself, every man is a piece of the continent, a part of the main.” In other words, you need to recognize that every successful small business succeeds as a result of a team put together by the entrepreneur. If we try to do it alone, what is quickly discovered is not the
leader’s strength but his weakness. Many failures come to roost when sales are exploding, market share growing and suddenly it falls apart because the back room is missing. The entrepreneur brilliantly develops his business but loses because of faulty accounting or controls. We all need to recognize our strengths and find the right partner or staff to supplement our weakness.
5. Bad partners. Everything is always good when it starts but when it becomes too successful or too tough, it usually breaks down. Trust is huge, so be careful and choose wisely. Make sure you have the relationship in writing. Also, never do a deal where the risk is lopsided. Everyone must be in the same place.
6. Penny wise and pound foolish. Ok, so we can’t afford to hire a lawyer to incorporate or advise. We pass on an accountant. Hmmm, we’ll get one later. This attitude is deadly. Get your professionals at the beginning to ensure that your business is properly constituted; that your personal liability is not on the table; and that the structure is in place from the beginning to allow for growth and proper process.
Ok, that’s enough of this sort of thing. I hope this helps to make you think, explore and consider. Good luck, start your business and be successful. CI
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
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.
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.
