Prime Muskoka Commercial Property! Investors / End Users / Live & Work! 11 acres with 700ft frontage Windermere & Raymond Road (Muskoka Lakes) High visibility. Year-round traffic! 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
Shewchuk
Email: jshewchuk@royallepage.ca
Brian Shewchuk
SALES REP Cell: 905-404-5038
SALES REP
Cell: 289 688 8047 | Email: brianshewchuck@royallepage.ca
COURTICE GO STATION LAND
4 Acres Prime Land. Full Municipal Services Available. Ideal Commercial/Industrial Development Site. 530ft Frontage + 2 Entrances & Rental Income. Outside storage - drop dead deal.
$3.5M – OUTSTANDING DEVELOPMENT SITE IN OSHAWA
11,500 SQFT Commercial Building With Tenants on 1.5 paved acres + Upgraded R5-B Zoning for Medium Density. Unique Property w/ 200k PLUS in NET Cashflow Potential!
BEST RETAIL OPPORTUNITY IN CLARINGTON!
Exceptional Location on HWY #2 / King St. +/- 12000 SQFT @ ONLY $12.00 PSF net. Former Home Hardware – Ideal for Recreation, Outlet Sales. Tons of Parking. Drop dead deal!
NEVER PAY RENT AGAIN! OFFICE IN BOWMANVILLE
Free Standing Bungalow w/ Commercial Zoning in Excellent Condition. Paved Parking: Ideal for Small Business or Rental Income. New Reduced Price $709,000. MOTIVATE SELLER!
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!
31.5 ACRES INDUSTRIAL LAND ON HWY 401 AND HWY 115
Beautiful Flat, Accessible, and Visible Industrial Land in Perfect Location for Investors, Developers, and Users. Rare Find in High Growth Durham Region! Call for Pricing
END-USER DREAM – 1.5 ACRES IMPROVED INDUSTRIAL LOT
Dual Frontage Corner Lot. Fast 401 access, 63K net holding income (tenant). Great Chance to Buy + Develop Your Own Building! 60% coverage. For SALE at $1,700,000
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22 Choosing a foreign sales agent? Ten questions to ask before selecting a candidate
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#104- 124 SEABROOK DR. 1,689 SF | $2,350/MTH
11 OTTAWA STREET N. 2,900 SF | $17.00/SF
James Boudreau x 3020
Lester Tobin* x 3023 KITCHENER | RETAIL 873 FAIRWAY RD. N. 2,097 SF | $38.00/SF
Lester Tobin* x 3023
HANOVER | RETAIL
189 10TH STREET 2,050 SF | $14.00/SF
Lester Tobin* x 3023
ANCASTER | RETAIL
#J2-1096 WILSON ST.W. 1,326 SF | $27.00/SF
Lester Tobin* x 3023
Peter Benninger** x3000
| RETAIL #5-574 JAMES ST. N. 758 SF | $28.00/SF
Lester Tobin* x 3023
#301 - 97-99 KING ST. E. 1,250 SF | $19.00/SF
Keith Schappert* x3030
KITCHENER | IND
1290 KING STREET E. 1,850 SF | $6,500/Mth
Keith Schappert* x3030
James Boudreau** x3020 #201-260 KING ST. W. 7,110 SF | $14.50/SF
James Boudreau** x 3020
HIGHLAND RD. W. 903-1,350 SF | FROM $1,800/Mth James Boudreau** x 3020
| OFFICE
370 UNIVERSITY AVE E. 2,200 SF | $30.00/SF
Peter Benninger** x3000
3020
You know it’s going to take a marketing push to meet your sales goals this year. But your budget is tight and you’ll need to use your imagination to make it happen. Where to start?
For many business owners, marketing doesn’t come naturally. They lurch from one tactic to another without a clear idea of whether the efforts are going to pay off in higher sales.
If that description sounds familiar, here are some time-tested, lowcost techniques to improve your marketing and help you reach your goals.
It’s critical to create a marketing plan before moving on to tactics. And the first step in developing a marketing plan is to understand who your target customers are and what they want from your company.
A good way to gain a better understanding of your customers is to conduct a survey about your products or services. If you can’t afford to hire a research company, do it yourself by creating a short questionnaire and recruiting existing and prospective customers to participate.
It’s typically five times as expensive to make a sale to a new customer as it is to an existing one. So, make sure you’re not neglecting the people who already know and trust you. Consider, for example, taking your best customers out to dinner or golf and using the opportunity to ask them about how to improve your
business. You could also personally write to your top 10 customers to thank them and tell them they’re part of your new loyalty program or invite them to a sneak preview of your latest product.
The Internet provides you with an inexpensive 24-hour virtual storefront. You can build relationships with prospective customers by offering them high-quality content on your site such as blogs, how-to articles, videos and a newsletter.
You can also extend your reach by using social media. One word of caution however: If you’re not willing to devote six to eight hours a week of an employee’s time, you’re better off going with a simple, well-designed website.
Your building and surrounding land or sidewalk are great places to put up signs and banners. And don’t forget to use your vehicles as moving billboards. But remember: Your images and messages should focus on what you’re selling, not your company’s name.
A media story about your company is generally much more valuable than an advertisement because of the
credibility it confers on your business. But in this era of media cutbacks, it’s harder than ever to attract journalists’ attention. Keep in mind that they’re looking for a compelling story to tell. So, help them by letting them know about your innovative product, unusual customer contact or highstakes gamble that paid off. And keep at it – building relationships with the media will pay off.
A good way to gain a better understanding of your customers is to conduct a survey about your products or services.
Your employees are part of the community and have all sorts of contacts that could help you. How about inviting employees and their extended families to a fun event at your business? You may find you get new word-of-mouth business or hear about a potential new business partner. At the very least, your team will come back to work on Monday feeling energized.
By sponsoring a hockey team or participating in a charity drive with a cheque and a collection jar in your lunch room or by the cash register, you’re not only doing your part for the community, but also generating goodwill with customers and prospects. CI
Source: BDC.ca
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.
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.
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.
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.
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.
• 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
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
$524,900
Ideally located 100’ x 350’ serviced lot located in Simcoe’s Business park on Park Road. Tremendous Opportunity to design & custom build your own building to meet your expanding business’ needs. High traffic location with great street exposure to take your business 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).
$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
Ridout Street offers the ideal canvas for your success.
$249,900
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.
$999,000
& laundry allowing for cash
opportunity for the expanding business,
allowing for many possible uses. Buyer to explore zoning &
$249,900
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 estateideal for future development. Municipal water/sewer/gas at near lot line.
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.
COMMERCIAL OFFICE BUILDING FOR SALE IN QUINTE WEST
• 5,591 sqft commercial building located 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!
$1,975,000
MLS# X11938079
• This unique investment property offers an excellent combination of commercial and residential income potential
• Property features three commercial units, nine residential units, and a tenanted commercial lot of land
• The commercial units include a 900 sqft garage, a 1,000 sqft warehouse with two offices, and an 850 sqft unit with two office spaces
• The residential component consists of seven 2-bedroom apartments and two 1-bedroom apartments
• The property includes one main building that houses the three commercial units along with three residential units
• Additionally, there is a separate residential building containing four more residential units, as well as two mobile homes on the property
$2,400,000
• Located just outside of Wellington, PEC
• This 17-acre vineyard supplies grapes to a local winery
• The property features 146 rows of 8 ft highdensity vines
• Grape types including 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, this property opens the door to diverse possibilities, such as a charming bed-and-breakfast, or designing your own single detached dwelling
• Whether you choose to develop this land or leave as is to expand/create your own thriving winery experience, the possibilities for this property are endless
• Conveniently located on the Millennium Trail in PEC, this vineyard offers a perfect blend of seclusion and accessibility
$1,595,000
MLS#: X11938347
• 94-Acre site
• Located less than 4 km from Highway 401
• On the banks of the Trent River
• Previously used as a pulp and paper mill since the early 1900s.
• The existing buildings have been decommissioned and have now been scheduled for demolition throughout 2025
• Approximately 60 acres of the site will be usable after demolition and remediation of the lagoons (to be back-filled)
• The remaining 34 acres is an active, non-hazardous dump site with available capacity for onsite disposal of materials used in production or site remediation
• The site offers a direct rail spur to the CP main rail line
• The current 15.5 Megawatts of power servicing the site will remain available for the next user
• Zoned GM
$14,000,000
MLS# X12104832
• This income generating property features two fully tenanted buildings offering a steady revenue stream
• Building #1 consists of 7 residential units and 1 commercial unit
• The residential units include 4 two-bedroom apartments and 3 one-bedroom apartments, catering to diverse tenant needs
• The commercial unit is an 800 sqft garage/workshop
• Building #2 offers 2 residential units: a ground floor 2-bedroom apartment and a basement 2-bedroom apartment
• With reliable tenants in place and a mix of residential and commercial income, this property presents a fantastic opportunity for investors looking to expand their portfolio.
$1,398,000
MLS# X11938246
• 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 wellestablished, 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, two of which are heated and ventilated, allowing for year-round operation
• There is a 1,000 sqft dry shed with three bay doors
• Additionally, there is a 1,200 sqft workshop with a 10x10 drive-in door
• Complementing these are two hoop houses, covering a total of 3,800 sqft, offering versatile space for growing or storage
• Zoned Commercial Rural (CR) this property allows for a variety of uses, including a banquet hall, a farm produce retail outlet, hotel, building supply outlet, personal service shop, and many more
$1,498,000
MLS#: X11953467
COMMERCIAL BUILDING FOR SALE IN STIRLING, ON
• 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 pre-engineered 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 Tenant/Buyer regarding their specific building needs
Final sale price will be subject to Buyers final building specifications
Estimated lead time for occupancy is 18 months from contract date.
• Current zoning is RU
• Future Residential Development Opportunity!
• Located at the North end of Bellevilleone of Eastern Ontario’s fastest growing cities
• The site is 4 minutes from the 401
• The property is 36 acres between Vermilyea Road and Sunningdale Drive
• Approx. 1000 ft of lot frontage
• Once introduced to the urban serviced area, based only total lot size and official plan policies the following maximum unit counts are possible: low density = 364 units, medium density = 874 units, and high density = 1,676 units
• City of Belleville currently considering expansion of the official plan due to the rapid growth and overwhelming demand for new homes in the region
$2,800,000
• This turnkey banquet facility is a prime waterfront property located in Corbyville, ON
• Just minutes north of the 401
• Sits on the Moira River
• Known as one of the most sought-after wedding and special event venues in the Quinte Region, it was formerly operated as the “River Inn” and “Henry’s Place”
• The building spans approximately 3,420 square feet and includes a spacious outdoor seating area
• Features include kitchen facilities, hardwood floors, a cozy fireplace, and a historic 18-foot bar
• The lease also provides exclusive use of approximately 2.5 acres, 500 feet of scenic river frontage perfect for memorable wedding photos, and ample paved customer parking
MLS#: X11009081
• Well maintained home with added modern additions.
• Located in Stirling, ON
• Total Building Area is 9,313 sqft.
• Located on a prime 0.5 acre corner lot
• Building offers many different possibilities for future uses
• R-2 Zoning
• 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
• Building has been renovated including: all new electrical, plumbing, drywall, and insulation
• Additionally, a new 3-ton HVAC system (2021), new rubber membrane roof, new shingles, and new furnace (2021) were also installed MLS#: X11938364
$765,000
• 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 available for sale
• Situated in the heart of Prince Edward County this land enjoys easy access to major roads, ensuring convenient transportation for both residents and businesses
(Business) // $638,000 (Land)
• Located just outside of Wellington, PEC
• This 17-acre vineyard supplies grapes to a local winery
• The property features 146 rows of 8 ft highdensity vines
• Grape types including 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, this property opens the door to diverse possibilities, such as a charming bed-and-breakfast, or designing your own single detached dwelling
• Whether you choose to develop this land or leave as is to expand/create your own thriving winery experience, the possibilities for this property are endless
• Conveniently located on the Millennium Trail in PEC, this vineyard offers a perfect blend of seclusion and accessibility
$1,595,000
MLS#: X11938347
You’ve decided it’s time for your business to venture into foreign markets. To do so, you have also realized that to be successful, you need feet on the ground, a trusted representative who will serve your interests and make business happen in your market of choice. You need a foreign sales agent.
have a list of candidates and are trying to make a final choice.
1. Can we meet?
This is an essential first step.
2. Can you provide me with references?
THIS IS AN INDIVIDUAL who knows your target market, is a resident of that market and has experience driving sales on behalf of organizations comparable to yours.
Even if you’re prepared to staff an overseas office with familiar faces,
you still need reliable and credible individuals who have the local experience and knowledge that your team does not.
Finding a foreign sales agent is easy. Selecting the best one for your business is more challenging. Here are 10 questions to ask once you
You want to talk to other clients with businesses similar to yours. Any hesitation to provide this should raise an immediate red flag. When checking the references, ask about how reliable, trustworthy and productive your prospective sales agent has been.
3. How well do you know my product?
An experienced and credible agent should be willing and able to sit
down with you and carry out a quick strengths, weaknesses, opportunities and threats (SWOT) analysis of your product in the market. Hesitation is again cause for concern.
4. What resources do you have to represent my interests and achieve my business goals?
It’s important to understand what kind of support your sales agent will be providing to you.
5. What support do you require from me?
At the same time, you should be clear on what your commitment will be to help the sales agent do the best job possible for you.
6. What’s the fine print?
This should include clear specifics about sales territories, commissions, grounds and processes for
terminating the relationship, nondisclosure agreements and so forth.
7. Which regions of your country do you cover?
As a risk reduction strategy, you typically should not give an agent exclusive rights to represent you throughout an entire country. It’s better – at least in the beginning – to divide the market between a few agents, than to put all your eggs in one basket, should a single agent prove unreliable or dishonest.
8. Who else do you represent?
You want to know if they represent competitors and have a conflict of interest. Hesitation to provide this information is another red flag. There are unscrupulous individuals who work to deceive companies that pose a competitive threat to their clients.
9. What is your action plan for selling my product?
Try to determine whether they are going to be just reactive, or proactive.
10. Can I have all this in writing?
Some agents will attempt to win your business on a handshake. Gentlemen agreements have no place here. The only way to protect your interests is to draft a binding legal contract.
Remember, it’s far better to have a few good agents than a larger number of mediocre ones. Not only will bad ones perform poorly on your behalf, the cost of managing those relationships can be a substantial drag on your time and resources. CI
Source: bdc.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
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.
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