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!
Royal LePage Frank Real Estate, Brokerage OFFICE: 905-623-3393
Email: jshewchuk@royallepage.ca
Brian Shewchuk
SALES REP Cell: 905-404-5038
SALES REP
Cell: 289 688 8047 | Email: brianshewchuck@royallepage.ca
Full Municipal Service Available 4 Acre Yard, Fenced, 530 FT Frontage, Next to 401, 407 Connector, M2 Outside Storage Zone, Prime Prime Property with Existing Income. Next to Future GO Station.
OSHAWA
1.5 Paved Acres, Two Road Frontages and 11,500 sq ft Industrial Building with Exisiting Tenant Income, Bonus RS-B High Density Zoning. Just Steps to Oshawa Shopping Centre. Unique Opportunity! Call Today.
Hot Hot Newcastle Growth and Understated Area. Offers Main 4 Corner Location. Next to Foodland, No Frills, Shoppers, LCBO Shadow Anchors!! Prime Signage Space and On Site Parking, Comprehensive Commercial Ideal Retail Space. Fashion? Restaurant? Home Furnishing?
CLARINGTON’S FINEST OFFICE SPACE - $13.50 PER PSF NET!!
Fabulous Triple A Space: Ideal for Health Services, Engineering, Training, Co-Working, Day-Care. Mins From HWY 401, High Quality Amenities + Security + Great parking! MOVE IN READY.
Beautiful Flat, Accessible, and 31.5 Acres Industrial Land in Perfect Location for Investors, Developers, and Users. Rare Find in High Growth Durham Region! Call for Pricing
Bowmanville Office Space? Administrative? Training? Processing? Co Work Space, Martial Arts - Fitness. We Have the Space You Need with Abundant Surface Parking.
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BY GEORGE GRIGNANO AND WILL TOWNSEND
The right attributes, a good idea, a plan to make it work and a way to finance your business are all ingredients in the recipe for success. Here are some considerations:
The familiar characteristics of a successful entrepreneur include:
Optimism – Entrepreneurs focus on solutions, not problems.
Passion – The quality that fuels their business and their personal lives.
Persistence – Entrepreneurs keep going in times of adversity and stay focused on the end goal.
Flexibility – The ability to adapt to a changing environment.
Education – Not formal education but a desire to learn and a drive to improve.
Focus – Entrepreneurs focus on the big vision and recognize that short-term wins, although important, must add to long-term success.
The next step is to identify a gap in the market that your product or service will exploit. This is easier said than done and can be the toughest part of setting up your own business. To do this, ask yourself these questions: What services or products are missing from the market? Could you invent a new product? What do you dislike about existing products and services? Could you improve them?
Using your own life experiences to inspire your ideas can help you spot business opportunities. This will also make you passionate about your product as you will be able to see and sell the benefits. Remember, passion is one of the key characteristics of a successful entrepreneur.
Studies show that a significant amount of new businesses with no business plan fail within the first two years. Your business plan reflects how you see your business developing and maps out how you intend to drive your business forward. It should set out your product, your intended market, and your key financial targets such as projected sales and profits.
Your plan should also show the seed capital you need to start up and your day-to-day working capital requirement. It is vital that your assumptions and estimates are accurate and reasonable. Do this and you will be able to foresee any problems and resolve them before they happen. A robust business plan allows you and potential investors to see how your business may perform in the future.
– Investigate any government support such as grants or loans.
– Borrow money from a bank or other lender.
– Ask for help from friends or family.
– Look at equity financing, where you raise money from external investors in return for a share of your business. These investors will usually be venture capital firms or business angels.
– Consider bootstrapping, a way of starting a business without external finance. This method is more strategic and focuses on creating cash flow, minimizing expenses and reinvesting profits.
How you structure your business will depend on what it is, how you finance it, and your long-term business goals. It will likely be a sole proprietor, partnership, franchise or corporation.
Before deciding on the structure, answer these questions:
~ Is it important that you limit your personal liability?
~ Does your business need to meet any regulatory requirements that may have a bearing on your business structure?
~ How important are ease and set-up costs? One structure may be easier, quicker and cheaper than another.
~ Do you have an exit plan? If so, consider how the structure choices impact on your plan.
The tax and accounting requirements you have to meet will depend on where you operate. Also depending on where you operate, there may be government tax incentives, so be sure to investigate this. Wherever you are and whatever your business, choosing how to structure your business is an important decision. It is worth seeking professional tax and accounting advice to help you make the right choice.
Becoming a successful entrepreneur isn’t easy. If you have the right entrepreneurial characteristics, the right idea and structure your business the right way, you’ll stand a good chance of succeeding. CI
Lester Tobin* x 3023 #301 - 97-99 KING ST. E. 1,250
2,200 SF | $30.00/SF
Peter Benninger** x3000 HANOVER | RETAIL 189 10TH STREET 2,050 SF | $14.00/SF
Keith
Money is a key stressor for most Canadians. They know it’s a problem but are reluctant or unable to break their bad financial habits. “The fact is, financial ignorance is not bliss,” says Gregory Brown, former associate manager with the Desjardins Financial Security Independent Network in Surrey, British Columbia.
Why do you think people avoid financial planning?
Many Canadians believe the Canada Pension Plan and Medicare will be able to support them during retirement. But these safety nets will become depleted as the number of retirees continues to increase over the next 20 years. We’re told to save for retirement, but most people are unable to picture what retirement
looks like. If you can’t picture it, how can you prepare for it? So, you just don’t and avoid it altogether.
How do you overcome the fear?
First of all, take ownership for your past financial behaviours and your future financial goals. Be honest with yourself and know that anything is possible with a plan. Next, write
down your short- and long-term personal and financial priorities. Your financial goals will support your personal goals, so the two should be aligned.
Once we have our plan, what’s next?
It’s important to make time for regular financial discussions with your partner and some key family members. It’s also a good idea to work with a financial advisor who can facilitate the conversation and provide professional and unbiased objectivity. It’s never too late to make financial adjustments even if they appear out of control. It just means that you have to get organized, ask for help and start making informed choices. CI
News Canada
Beautiful, renovated and well-maintained multi-storey, multi-tenant, retail/medical/ office investment plaza for sale. All of the current tenants are in the medical field. Ample Parking. The property is currently leased to 8 individual tenants. The zoning is COMMERCIAL RESIDENTIAL THREE ZONE (CR-3) which allows for many uses. Long-term leases in place with quality tenants. Interested parties can contact listing agent for a property brochure and confidentiality agreement.
±6,705 SF industrial/commercial building on ±1.4 A with 2 frontages. Offers office, retail/showroom, and shop/warehouse with three (3) drive-in doors and 40’ x 40’ Quonset. Layout is demisable for multi-tenant or owner-user. M2 Zoning with 3-Phase at lot line. Located on a high-traffic arterial, 5 mins to Hwy 401, steps from approved 480+ unit subdivision.
Three contiguous parcels totaling ±520 acres with ±1 KM frontage on Unity & Horning Roads. Adjacent to 10MW solar farm with 14 KV service near step-down transformer. Includes existing house (2290 Unity) and second dwelling permitted (2350 Unity). Rural Zoning. Just 10 mins to Hwy 401 and 15 mins to downtown Kingston. Contact for Price
One in five Canadians rent their property for shortterm tenants or are considering doing so in the future. Designer Jo Alcorn provides tips on how to make your investment property stand out above the rest.
Include a little individualized charm. It doesn’t need to be overly extravagant. Try including your favourite scented candle or a cozy throw.
With short-term rentals, most people look for the comforts of a real home and not a sterile hotel room. Create an inviting space with accent pillows, styled shelves and artwork. All of this can be done on a budget and with non-breakable items. Make sure things are easily
washable so you can keep things feeling fresh between guests!
As much as you want to make the space feel homey, you want to keep the space simple and (Netflix organizer) Marie Kondo approved! This way your home always looks put together.
Make your home stand out from the rest by keeping things fresh. Little touches like flowers or small plants
that require minimal maintenance, and fresh white linens and towels give that hotel clean feeling but with the comfort of home. It also looks great on camera when you’re staging the space.
A picture is worth a thousand words when it comes to short-term rentals. Since it’s the first thing a potential customer looks at, the quality of the photos is as important as the staging. Photos that showcase natural lighting, your design personality and cleanliness, along with ensuring they are high enough resolution, are keys to coming out on top.
The description you create is as important as the photos. The description allows you to bring your space to life in a way photos cannot.
And make sure your photos match your description; don’t talk about the spacious bedroom on the second floor if you don’t have accompanying imagery.
The time and effort you put into creating a welcoming space goes a long way, but as a short-term rental host, you want to make sure you protect your home. Unless your policy clearly states that short-term rental activity is permitted, you may not be covered for short-term rental related losses. That’s where Duuo comes in – an on-demand, episodic insurance service designed to protect shortterm rental hosts and their homes. With Duuo, you pay only for the days you want coverage, so you can rent securely and relax. Learn more at duuo.ca. CI
$2,395,000
PT LT 15 CONCESSION 11 WALPOLE RD, HAGERSVILLE
“ATTENTION”- DEVELOPERS, INVESTORS, SPECULATORS or CASH CROP FARMERS - check out this 117.39ac parcel of land abutting Hagersville’s southern urban boundary - enjoying 1990ft of Conc. 11 frontage. 30 min/Hamilton, Brantford & 403 - 90/120 min/London or GTA. Majority of “A” (agricultural) zoned land consists of workable farm land surrounding a storm pond catch basin owned by Haldimand County - incs small creek dissecting NW section. Attractive & Affordable large parcel for expanding Farmers - or - Incredible value potential for Developers/Investors whenever Hagersville’s official plan necessitates expansion.
$409,900
Welcome to 19 Ridout Street, your business opportunity in the heart of Tillsonburg! This exceptional office building boasts a strategic location in this busy town, featuring two spacious office areas with a welcoming waiting area, a fully equipped kitchen, and a versatile meeting hall on the main level. Basement area includes multiple rooms that can be customized to suit your unique needs. Whether you’re looking to establish a new office space, expand your current operations, or simply secure a prime location for your business, 19 Ridout Street offers the ideal canvas for your success.
$802,000
39 TALBOT STREET W, CAYUGA
Possibly Cayuga’s most sought after pieces of real estate now available. Sit. on 0.44ac prime corner lot enjoying unobstructed westerly views of Grand River - 30 mins/Hamilton. Incs 5226sf commercial building ftrs 2685sf office, 2685sf shop space, walk/drive-out basement & 1 bathroom. Serviced w/n/g unit heater, 200 amp hydro & municipal water/sewers. Enjoys close proximity to eclectic downtown arts centre, shops, eateries & River parks. Can ONLY BE PURCHASED with same Buyer purchasing 3 Cayuga St & 0 Ouse St. PHASE 1, PHASE 2, PHASE 3 ENVIRONMENTAL REPORTS COMPLETED WITH APPROVED ENVIRONMENTAL REPORTS/DOCUMENTATION AVAILABLE. 30 mins commute to Hamilton, Brantford & 403 - less than 2 hour drive to the GTA.
$449,900
Prime Investment Opportunity in Downtown Jarvis with Ideal Highway exposure right near the high traffic main intersection of Hwy 3 & Hwy 6. 0.69 acre lot with sought after Downtown Commercial zoning offering a many potential uses including commercial & residential mix. Phase 1 & Phase 2 environmental have been completed and are available upon request & signing of CA. Rarely do lots like this come available.
$249,900
3 CAYUGA
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 -30 min/Hamilton, Brantford & 403 - less than 2 hour commute to GTA. Buyer/Buyer’s lawyer to investigate property’s zoning, future permitted uses, dev./lot levie & HST cost. 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 3 properties) of prime real estate - ideal for future development. Municipal water/sewer/gas at near lot line.
2015 cust. built commercial building located in “Heart” of Hagersville boasting excellent visual exposure taking advantage of hi-volume of daily pedestrian/vehicle traffic30 min/Hamilton, Brantford & 403 - 90 min/GTA. Attractive 984sf metal clad building ftrs 10’ ceilings, heated conc. floors, oversized store
Ideally located 100’ x 350’ serviced lot located in Simcoe’s Business
on Park Road. Tremendous Opportunity to design & custom build your own building to meet your expanding
your
to the next level. Zoning allows for many permitted uses including MG, industrial, & commercial. Extra deep lot provides ample parking & planning ease. Extensive planning applications have been completed & Seller is willing to provide the Buyer with environmental report, site plan application submission fee, environmental impact study, tropical site plan, & recent appraisal (2025). 33 PARK ROAD, SIMCOE $499,900
needs. High traffic location with great
$249,900
OUSE STREET S, CAYUGA
0.15 ac parcel of vacant land offers 50ft of frontage on Ouse St. enjoying unobstructed Grand River views located in heart of Cayuga - near schools, shops/eateries, Grand River parks & boat launch. Buyer/Buyer’s lawyer to investigate zoning, future permitted uses, dev./lot levie & HST cost. Property can ONLY BE PURCHASED w/same Buyer purchasing 3 Cayuga St. Cayuga and 39 Cayuga St. 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. Municipal water/sewer/gas at near/lot lines. 30 min commute to Hamilton, Brantford & 403 - less than 2hr drive to GTA.
BY JAYSON SCHWARZ LLM
An amazing opportunity came up a number of years ago, and you purchased real estate (whether an apartment or industrial building, house, condo or commercial space) at a great price. Today, with current rents and market growth your equity value has increased tremendously. At the time you moved quickly, everything is in your name, or you put it into a holding company, or worse, used your operating business to purchase. Now, years later, you are thinking about the future. What if something happens to you? How can you leave it to your children or grandchildren?
There’s a lot to consider. In Canada, there is a deemed disposition on death and unless you have a spouse (this delays things until her death), there will be a deemed capital gain on the difference between the adjusted cost base (purchase price plus money put in) and current value. This means the kids will need to find a bunch of cash to pay the tax and may be forced to sell the asset to deal with the tax. This is an unfortunate end, when your wishes were to keep the property and have it generate money for the family.
What if it is in a holding company where you own the shares? Same result on the share value and worse if it’s held in your operating company, because it complicates things from an active versus passive income question and also subjects the property to potential creditors if the operating company gets in trouble.
The big question is what to do? Can it all be reorganized to provide the most tax effective and protective result? The answer is yes. It will not be as perfect as doing it properly the first time, but you can certainly limit your exposure with the right tools now.
The interesting piece is that for those of you that are looking to invest, a lot of the same principles will apply to save you grief later.
The first thing you need to do is speak to your accountant and find out if they have a knowledgeable tax department capable of doing sophisticated tax planning and the same applies to your lawyer. Explain to them that if they do not, it is ok, you still want to work with them, but you intend to retain professionals with the knowledge and experience to exercise this action and achieve your goals. If they do
have the expertise, especially your accountant, it may be time to find out why they have not discussed this with you before being prompted. Your trusted professionals should be proactive.
Here’s an example of what can be done for a specific asset to go from here to there. This is not a roadmap for you, but it will give you an idea of what can be done with the right support. I caution you this is not a one-size-fits-all, and you will need individualized advice.
Patrick is 55 years old and married to Sherri, with three children all over 18. When he was 30, he purchased in his own name, a plaza in Richmond Hill. For the last 25 years, he has been paying down the mortgage and increasing rents. The building has been well maintained
and has increased in value by $4 million. He worries what happens to the asset if he dies, and as such has sought professional help to assist in re-organising his affairs.
The first thing that will happen is that there will be a review of all of Patrick’s affairs, and then a plan will evolve. On a high overview the plan for the plaza alone will look like this:
1. A discretionary family trust will be established with Patrick and Sherri as trustees with both of them, all the children, future descendants and certain corporations as discretionary beneficiaries;
2. A holding company (Holdco) will be established with Patrick and Sherri as directors with the trust as the common shareholder and other special shares forming part of the capital of Holdco;
3. The plaza will be sold by Patrick to Holdco pursuant to s85 of the Income Tax Act (ITA). What does that mean? it means Patrick sells the property to Holdco and receives Special Shares that are frozen. This means that all the current value is put into these shares, and they will neither increase nor decease in value irrespective of the market. The Holdco now owns the property, and Patrick owns frozen shares equal in value, to the value of the plaza on the date of the freeze. Now, all increases in value from the date of the conveyance of the plaza to Holdco, attributes to the Trust and not to Patrick. What this does in its most simple form is it allows Holdco to redeem a percentage of Patrick’s special shares annually. The more
that are redeemed the less tax will be payable on Patrick’s death. In the meantime, the future gain is accruing to the benefit of all the beneficiaries. There are a lot more pieces, such as ensuring Patrick always retains control. This was simply a taste of how one scenario could be approached. Please consult with your professional, and achieve the results that are best for your personal situation. CI
Jayson Schwarz, LLM, is a Toronto business and commercial real estate lawyer and senior partner in the law firm Schwarz Law LLP. schwarzlaw.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!
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.
• 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
Buying a business rather than starting one from scratch allows you to skip the expensive – and risky – start-up stage. Given the stakes, it’s important to thoroughly weigh your business goals, risk tolerance and market opportunities before making an acquisition. Here are some pros and cons of buying a business.
1. Track record – Buying a business gives you an established customer base, team, business plan and operation. No need to start from scratch.
2. Income – The best acquisition targets are likely to already have solid sales and profits. A new venture, on the other hand, can take a long time to build revenue and become profitable, and the risk of failure is significant. Only about half of Canadian start-ups are still operating after five years, according to Innovation, Science and Economic Development Canada.
3. Financing – The assets of the company you are buying can be used to help secure financing needed for the purchase. Lenders are less likely to take a chance on a start-up.
4. Vendor assistance – Existing owners often help finance the purchase of their business by providing vendor financing. Besides being a good source of patient capital, the vendor’s investment provides motivation to the former owner to help make a smooth transition.
5. Market knowledge –
Acquisition may be a good strategy if you want to expand into a new industry or geographic location where you lack contacts and knowledge.
1. Poor fit – It can be difficult to find the right company to acquire – one that is a good fit with your existing business culture and strategic goals. A poor choice can cause the acquisition to
become a sinkhole for your time, money and other resources.
2. Integration challenges –Integrating a new company into your existing operations can be harder and more time consuming than entrepreneurs realize. Expected payoffs often don’t materialize as quickly as planned.
3. Vision conflict – It may be harder to impose your vision on a company that already has its own culture and history than if you were to expand a business you already own. Some entrepreneurs like the challenge and excitement of starting an entirely new company or embarking on an expansion where they can put their stamp on from the beginning.
4. Dependence on the old guard – A rocky ownership change can prompt key staff to leave and imperil customer relationships. That can be especially problematic in a business that is highly dependent on the involvement of the owner or certain employees. The decision may rest on market and growth opportunities. Acquisition may be a good strategy if prospective companies are undervalued because of market conditions. Conversely, if valuations are high, you may need to obtain more financing, potentially reducing the long-term returns from the acquisition.
Whatever your decision, the project will have a greater chance of succeeding if you have a clear, detailed understanding of why you are proceeding and how the venture will meet your business goals. CI
Source: BDC
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
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
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.
