Commercial Investor - 08 Nov., 2014

Nov 8 - Dec 6, 2014 Volume 14 Issue 11

INCORPORATING FRANCHISE AND BUSINESS OPPORTUNITIES Full Coverage Area Including Windsor, Hamilton, Toronto, Niagara Falls, Kingston and Ottawa!

LAND FOR SALE: $3,250,000

17-PLEX - FERGUS, ONTARIO - $1.4 MILLION

360 Acres in the City Of Kawartha Lakes. 175 km from Downtown Toronto, located on the North part of Canal Lake. The property is divided into 2 parcels: the first has 3100 feet frontage on Canal Lake and the adjacent parcel provides for 50 single family year round lots, Plan of Subdivision.

Guy Scheiner, Sales Representative Sutton Group – Admiral Realty Inc., Brokerage Call (416) 616 2466 between 6:00am – 3:00 pm Email guyscheiner@yahoo.com

17-Suite, 2 ½ storey, white brick apartment building with Mansard roof.

7 - One-Bedroom Suites and 10 - Two-Bedroom Suites, featuring controlled entry, balconies, gas baseboard hot-water heating. Building being offered for the first time by Owners. Asking $1.4 Million Exclusive Listing. For marketing brochure, call:

Winston Davies, Broker of Record, WinCorp Realty Inc., Real Estate Brokerage, 45 Keats Crescent, Guelph, Ontario N1G 3B1 Tel: 519-836-2080 – Fax: 519-836-2081 Email: wjmdavies@rogers.com 3314_DJW_0082

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NEW RELEASE!!! NOT YET LISTED ON MLS: •MLS W2671167 (15,583 sf, 30’ Clear) •UNIT 1B (6,065 sf + office, 16’ Clear) •MLS W2679423 (15,292 sf, 30’ Clear) •UNIT 3B (14,815 sf + office, 30’ Clear) •MLS W2679437 (18,797 sf, 27’ Clear) $5.50/SF (net), renewable at $6.00/SF (net) on 5-year terms; $1.95/SF TMI (est.)

•'F2' Industrial Units with Office Space •Close Proximity to 410, 407, 401 •Ground Floor of Office Space Finished •HVAC In Place for Office Space •Individually-Metered Hydro and Gas •Radiant Heating in Warehouse •Unobstructed Warehouse Space •Entire Building Upgraded •Crane Rails, Truck-Level/Drive-In Doors Available!

Call Victor Boutin at 416.258.8830, or For more details & pictures, visit: Email: Victor@BoutinManagement.Com www.BoutinManagement.com

Woodstock – 5,000 sq ft Industrial on 10 acres – outside storage - commercial uses - 747 Ft Hwy Frontage – across from Toyota Mfg & 5 mins to Hwy 401/403 – includes 5 BR house. Woodstock – 115,000 sq ft Industrial on 17.72 acres – CN Rail – heavy power –outside storage. Princeton (Brantford) - 11,640 Sq ft Industrial on 1.79 acres at Hwy 403 interchange

John Whittaker, Sr. VP., Broker, B.Comm MCRh SLCR Coldwell Banker Commercial Integrity Real Estate Inc., Brokerage D 289-291-5074 / T 905-338-8877 Extn 5074 / C 905 867 1033 jwhittaker@cbci.ca 4514_DJW_0039

FREE SUBSCRIPTION!

Get The Commercial Investor delivered directly to your door! See inside for details

FC_4514 (COM)

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C O M M E RC I A L O P P O RT U N I T I E S FOR LEASE

NEW LISTING - FOR LEASE

Office and Retail space available to lease on Kenilworth N, across from Centre Mall Canadian Tire store and Gas Bar. Solid 2 storey building currently being refreshed with a new facade, to give it a modern and vibrant look to attract your customers. Offices available on 1st, 2nd and basement levels starting at $10 per sq. ft. with sizes between 340 sq. ft. to 2860 sq. ft. Two large retail units available on the main level, with excellent street exposure for $12 per sq. ft. sized at 2680 sq. ft. and 1860 sq. ft. Call Nic and Nick for more details.

4114_DJW_0033

Stand-alone building for lease in Smithville. Situated on 'The Village Square' property in downtown Smithville, this Tim Hortons building is available for lease when they relocate.

2500 sqft. building with drive thru, along with 30 parking spaces, great exposure to the main shopping district in town, directly on Hwy 20, on a corner lot. Restaurant fixtures may be available for new user. Asking $13.00 per sqft. plus TMI. 4114_DJW_0034 For further details please call Nick and Nic.

HomeLife Macro Realty Inc., Brokerage

HOMELIFE MACRO

Higher Standards Agents... Higher Results!™

Independently Owned & Operated

2G

COM

FOR LEASE

Over 3000 sqft. of retail/office space in prime location in Beamsville at main signalized intersection along the wine route with easy access to QEW corridor.

4114_DJW_1_0039

$16 PER SQ FT PLUS $4 TMI/CAM

"FOR LEASE"

FOR SALE

Units for lease in brand new 3 storey building in Binbrook. Main floor and lower level, only 3,000 sq. ft. remain and can be divisible down to 800 sqft. Plenty of parking and high visibility on a major road, near school and shopping on a hard corner.

Open your business here or relocate for better exposure.

4114_DJW_2_0028

"ATTENTION INVESTORS AND/OR END USERS! Prime corner investment property with existing multi unit 3000 sqft. commercial plaza (divisible).

Adjacent to busy gas bar and c-store.

Situated at the corner of Tuxedo and Main Street. Many possibilities! Call Listing Agent for Details! 4114_DJW_2_0029

$15 PER SQ FT PLUS $9 TMI/CAM

$689,000 in Hamilton

COMMERCIAL RETAIL/OFFICE CONDOMINIUM OPPORTUNITY

NEW LISTING FOR LEASE

Situated along QEW corridor in Grimsby at Casablanca Blvd. 1100 sq./ft. Units starting at $264,900. Larger units available! Ideal for investors or end user. Surrounded by high density residential development with direct exposure to QEW and major anchors.

4114_DJW_2_0044

AVAILABLE FOR SALE AND LEASE

Nicholas Kazan, Broker

|

Commercial plaza to be built in Beamsville at the QEW interchange. High traffic area, with great exposure. The property’s long term anchor tenants are Esso, Tim Hortons, and Wendy’s. Stand-alone units and units within the plaza available along with a drive thru venue. Please call us for further details.

4114_DJW_0035

Nicolas von Bredow, Broker

905.574.3038 11268720_4514

1.888.751.2229 www.HLCommercial.ca

SOUTHWESTERN ONTARIO INVESTMENT TEAM

SOUTHWESTERN ONTARIO INVESTMENT TEAM TRANSACTION HIGHLIGHTS Investment Opportunities 39232 Fingal Line St. Thomas, ON

1600 Bruce Road 4 Walkerton, ON

201 King Street

11276500_4913

73 Water Street North

London, ON

Cambridge, ON

SOLD:

June 2014

SOLD:

October 2014

SOLD:

September 2014

SOLD:

April 2014

PRICE:

$7,500,000

PRICE:

$3,325,000

PRICE:

Not Available

PRICE:

$5,950,000

David Yanoshita* 519 286 2020 david.yanoshita@cbre.com

36-38 Water Street Cambridge, ON

Kevin MacDougall** 519 286 2013 kevin.macdougall@cbre.com

150 Water Street

Tim Schnurr* 519 286 2018 tim.schnurr@cbre.com

Mel de Oliveira** 519 340 2311 mel.deoliveira@cbre.com

2611 Labelle Street

444 Advance Boulevard Lakeshore, ON

Cambridge, ON

Windsor, ON

SOLD:

October 2014

SOLD:

May 2014

SOLD:

February 2014

SOLD:

June 2014

PRICE:

$1,125,000

PRICE:

$2,500,000

PRICE:

$1,900,000

PRICE:

$3,650,000

Todd Cooney** 519 340 2315 todd.cooney@cbre.com

270 Erie Street East Windsor, ON

Brook Handysides* 519 946 3030 brook.handysides@cbre.com

Todd Cooney** 519 340 2315 todd.cooney@cbre.com

510 First Street London, ON

181 King Street South Waterloo, ON

Brook Handysides* 519 946 3030 brook.handysides@cbre.com

20 Queen Street North Kitchener, ON

SOLD:

October 2014

SOLD:

February 2014

SOLD:

September 2014

SOLD:

April 2014

PRICE:

$3,100,000

PRICE:

$750,000

PRICE:

$4,000,000

PRICE:

$1,636,000

Brook Handysides* 519 946 3030 brook.handysides@cbre.com

London 150 Dufferin Avenue, Suite 602 N6A 5N6 T 519 673 6444 F 519 673 6948

Barry Poley* 519 286 2015 barry.poley@cbre.com

Waterloo Region 101 Frederick Street, Suite 810 N2H 6R2 T 519 744 4900 F 519 571 9315

Martin Cote* 519 340 2317 martin.cote@cbre.com

Windsor 3200 Deziel Drive, Suite 110 N8W 5K8 T 519 252 4095 F 519 252 7554

Joe Benninger* 519 340 2323 joe.benninger@cbre.com

* Sales Representative ** Broker

www.cbre.ca

This disclaimer shall apply to CBRE Limited, Real Estate Brokerage, and to all other divisions of the Corporation (“CBRE”). The information set out herein, including, without limitation, any projections, images, opinions, assumptions and estimates obtained from third parties (the “Information”) has not been verified by CBRE, and CBRE does not represent, warrant or guarantee the accuracy, correctness and completeness of the Information. CBRE does not accept or assume any responsibility or liability, direct or consequential, for the Information or the recipient’s reliance upon the Information. The recipient of the Information should take such steps as the recipient may deem necessary to verify the Information prior to placing any reliance upon the Information. The Information may change and any property described in the Information may be withdrawn from the market at any time without notice or obligation to the recipient from CBRE. CBRE and the CBRE logo are the service marks of CBRE Limited and/or its affiliated or related companies in other countries. All other marks displayed on this document are the property of their respective owners. All Rights Reserved. Mapping Sources: Canadian Mapping Services canadamapping@cbre.com; DMTI Spatial, Environics Analytics, Microsoft Bing, Google Earth

3G

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COMMERCIAL OPPORTUNITIES www.dtzlondon.com

(519) 438 5588

INVESTMENT PROPERTY

St. Thomas, ON • 5 Neighbouring income producing properties (Commercial/Residential) • Net Income $111,657 (2013) • 11 Cap Valuation – almost fully leased • Extensive list of chattels included

$ 1,100,000

NEW PRICE $ 995,000

David Jongerden * ext. 242

Philip N. Cassis ** ext. 231

FOR SALE

London, ON

388-390 Richmond Street • 13,000 sf – Total building • 4,370 sf – Main Floor • 4,370 sf – 2nd Floor • 2,000 sf – 3rd Floor • 3,000 sf – 4th Floor

232 Dundas Street • 5,000 sf – over 3 levels • 3,000 sf – Main Floor • 1,000 sf – 2nd Floor • 1,000 sf – 3rd Floor • 600 sf – Basement

$799,000

$449,000

Tyler Desjardine ext. 232

Sarnia, ON • 949.5 Acres • 900 Acres systematically tiled and cleared • 486.60 acres – A1 • 137.20 acres – RU1 • 165.70 acres - HI

$15,000,000 Kenn Poore **

London, ON

MAGNIFICENT CHURCH   



Jameson Lake* ext. 240

FOR SALE

Sarnia # 519-332-1035

INCOME INVESTMENT

5,200+ sf church Beautifully maintained Ideally situated on the bustling corner of Dundas St. & Avondale Rd. Currently operating as a daycare

$425,000

St. Thomas, ON

• 7 & 10 year leases • $343,000 Annual Net Income + Management Fees • AAA Tenants • Contact Listing Agents for further details

$4,300,000 David Jongerden * ext 242

Philip N. Cassis ** ext 231

$35,800,000

INVESTMENT PROPERTY PORTFOLIO Southwestern Ontario LONDON

HAMILTON

1326 Huron Street 100 Belmont Street 1579 Oxford Street East

318 Dundurn Street South 108-114 York Boulevard 21 Bold Street

WOODSTOCK

ORILLIA

509 Ingersoll Avenue 510 Ingersoll Avenue

27 West Street South 17 Colbourne Street East

CHATHAM

BELLEVILLE

825-835 Park Avenue West 135-141 Richmond Street 405 Riverview Drive

15 Victoria Avenue

Average CAP Rate: 6.35%

Brent Rudell *** ext. 236

Sales Representative * | Broker ** | Broker of Record *** 11266917_4514

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LONDON t cen Re ades gr Up

• Asking $2,875,000 • Asking $79,861 per Suite • Many Recent Upgrades Including Roof, Parking, Common Area Hallways, Unit Renovations • Professionally Managed Property • Located in North End of London, Close to University of Western Ontario

• 19 x One Bedrooms 17 x Two Bedrooms • Individually metered Tenants Pay Own Hydro • Outdoor Surface Parking • Upside Potential on Rents • 6.0% CAP Rate • 23.4% R.O.I. • Treat Financing as Clear

• Asking $5,800,000 • Asking $71,605 per Suite • Historic School House Converted to Apartments in the 1990’s • Professionally Managed Property • Thermal Windows • Building Experiences Very Little Vacancy • Ample Surface Parking

• 6 x Bachelor 43 x One Bedrooms 29 x Two Bedrooms 3 x Three Bedrooms • Well Maintained and Landscaped Property • 6.0% CAP Rate • 19.9% R.O.I. • Treat Financing as Clear

81 SuiteS

CLARINGTON

HALIBURTON

E!

SE

• Asking $1,595,000 • Looking for a Live-In & Rental Property? This is it!

• Gorgeous century mansion on 4 acres with 7 legal apartment units • Large barn on property in good condition. Lots of storage space.

• Beautifully landscaped property with rock waterfalls, walkways, in-ground pool, and lots of trees and shrubs.

De Futu re ve Po lopm ten e tia nt l

• 7 x 1 Bedroom 1 x 5 Bedroom House • Property frontage is very private with cedar hedges • Several large development proposals close to property • Property lies within the urban boundary Buyer to do their own Due Diligence.

• Treat as Clear

7+1 SuiteS

e

• 14 x Two Bedrooms 1 x Three Bedrooms • Well water is routinely • Building situated tested & maintained immediately outside • Property subject to downtown area in a registered easement beautiful natural setting • 6.4% CAP Rate • Superintendent on-site • 17.6% R.O.I. • Treat financing as Clear • Currently fully occupied • Tenants pay own Hydro - • Call Dani Pizzoferrato for further details individually metered • Asking $86,600 per suite

15 SuiteS

• Asking: $2,400,000 $1,950,000 • High demand Annex area immediately next door to Subway Station & close to Bloor Street West • First property is a 19 unit licensed, upper scale rental accommodation • Second property is a more conventional investment property with 3 apartments + 3 rooms with shared common areas on top floor

• 22 x Bachelors • 1 x One Bedroom • 2 x Two Bedrooms • Seller prefers to sell both properties as a package.

(Speak to L/A. Seller may consider sale of individual property) • Call Listing Brokerage office for income & expenses • Treat As Clear • Properties are listed as Heritage buildings

CHATHAM

Lo int w en an c

• Asking $1,299,000

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• Asking $429,000 • 7 x One Bedrooms 6 x Two Bedrooms • Asking $33,000 per Suite • Building is Currently Vacant • Recent Improvements: Roof, Parking, Boiler, • Three Suites Extensively Railings, Balconies, etc Renovated, New Condo • Submetering System Quality and Decor • 2 Bdrm Suites Feature Large in Place • 12.7% CAP Rate Balconies & Two Storeys (Projected) • In a Residential • 34.8% R.O.I. Neighbourhood (Projected) • Capital Investment may be • Treat Financing as Required to Finish Some Clear Units

13 SuiteS

8172756_4514

5G

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11292003_4514

DEVELOPMENT SITE IN HEART OF GORE PARK HAMILTON • Amazing opportunity for Builders/ Developers.

• Be in the middle of the action • Plans for 6 boutique style, high end condo development • Ground floor common area or Condo Commercial • Walking distance to all amenities, James Street • ONLY ONE OF A KIND 4514_DJW_0105

DON'T WAIT OR DELAY call 416-873-1347 or joecher@realgroup.com

247 CENTENNIAL PARKWAY N., HAMILTON

For Lease - 4150 sq. ft. from $7.50 per sq. ft. Close to QEW, Red Hill Parkway & major bus routes.

4514_DJW_3_0028

8 MAIN ST. E., HAMILTON

Available Immediately.

Downtown office space starting at 950 sq. ft.

4514_DJW_3_0029

E-mail:

info@desantis.com

www.desantis.com 6G

COM

8148088_4514

905-777-0252 ext 304

4514_DJW_1_0053

2480 HOMER WATSON BLVD & 49 CONESTOGA COLLEGE BLVD PLAZA - $5.25 M LAND $3.5 M

• Building still under warranty • Five minutes from Conestoga Collage • 18 stacked townhouses in six buildings ranging from 3, 4 and 6 bedrooms • Potential for further development at rear of property • Call Chris McFarlane

4514_DJW_1_0102

4514_DJW_1_0094

$1,900,000

$599,900

4514_DJW_1_0156

• Charming Century Home situated on 2.73 acres of land • 5 minutes South of the Town of Fergus and 10 Minutes from Guelph.

$314,900

53 MADISON, KITCHENER

FREDERICK MALL, KITCHENER

3.83 acre Hobby Farm located 5 minutes from Fergus and 10 minutes from Guelph. The property features 1,825 square foot 4 bed, 3 bath, farm house with an 800 square foot 1 bedroom accessory apartment, 3 horse paddocks, 3,000 square foot barn with 5 horse stalls, water, and hydro. MLS. Call Ryan Briggs

51 WOODLAWN, GUELPH

$12.95 P.S.F.

• 5,500 sq ft available with storefront • High traffic location close to big box stores

519.578.0337

$16.00/SF

• Zoning Specialized Service Commercial with many retail, office and service uses • Exclusive • Call Ryan Briggs

735 WOOLWICH ST, GUELPH FOR LEASE: 0.96 acre Pad Site close to Highway 6 Potential for redevelopment Zoned SC-1 (Service Commercial) Call Ryan Briggs

4514_DJW_2_0053

4514_DJW_1_0104

55 DELHI ST, GUELPH

101 HAZELGLEN DR, KITCHENER

• Retail units and Pad Site available • Mall undergoing extensive renovations • On Bus Route and Highway 7/85 • Great nieghbourhood mall with 23,603 AADT (2012) • Join Valumart, CIBC, Dollarama and many more • Call Duncan McLean

KITCHENER, ONTARIO

$599,900

11280798_4514

• Triplex with ample parking for 8 cars in the rear.

• Updated furnace and wiring, in suite laundry in two units • Upstairs 2 bedroom rented for $900 • Two bachelor units rent for $750 • All rents are inclusive. MLS • Call Ryan Briggs

• Uptown Waterloo home converted for office use.

• Ideal work/live opportunity for a small growing business.

• Close to uptown amenities & public transportation.

• Call Duncan McLean

8418 SIDEROAD 30, FERGUS

• Includes a 1 Bedroom accessory apartment, 3,000sf detached workshop, all individually metered.

• MLS. Call Ryan Briggs

4514_DJW_1_0160

$450,000

4514_DJW_1_0043

39 PEPPLER ST, WATERLOO

• 1.62 acres R-6 development land.

• Close to shopping, schools and parks.

• Proposed development for 72 rental units or 42 retail condo units.

• Call Chris McFarlane

4514_DJW_1_0159

4514_DJW_1_0052

8372 SIDEROAD 30, FERGUS

• Public transit close by • Site Plan for 48 units (1, 2 & 3 bed) • Call Chris McFarlane

$950,000

4514_DJW_1_0157

$1M

371 LANCASTER ST W, KITCHENER

• 0.729 acre Multi-Res development site • R-6 Zoning (28 - 48 units) • Easy access to Highway 7 & 85

190 CENTURY HILL, KITCHENER

• Four properties on 0.46 of an acre.

• Zoned MR-6. Architectural concept drawings for a 6 storey, • 30 Unit condominium building with 1 level of underground parking.

• Call Ryan Briggs

• 9 single detached plus 27 townhome lots • Services on street • Close to Woodstock • Call Ryan Briggs

v

• 3.72 acres at Block Line & Strasburg Rd. • Pre-approved for 76 stacked townhouse • Site can accommodate up to 200 units depending on parking.

• Partial City levies paid • Approx 1.7 acres allocated as scenic easement. Call Neil Koebel

• Commercial Plaza on 4.3 acres across from Conestoga College • 5 acres of C-6 zoned land with Highway exposure • Call Duncan McLean

146-154 ERB ST W, WATERLOO

$2,500,000

4514_DJW_1_0009

$2M

RESIDENTIAL LOTS, INNERKIP

1275 BLOCK LINE, KITCHENER 4514_DJW_0008

$5.4M

4514_DJW_1_0051

806 DOON VILLAGE RD, KITCHENER

• 1910 Georgian Revival architecture, originally the nurses residence • Located directly beside Guelph General Hospital

CELL:

• On bus route • 12,000 s.f. + basement • 25 spaces parking • Call Ryan Briggs

2nd floor office space $1,900/mth+HST 2,520 sq. ft. divided into 8 offices Zoning allows many personal service, health clinic and office users Call Duncan McLean

RYAN BRIGGS

DUNCAN MCLEAN

CHRIS McFARLANE

Sales Representative

Sales Representative

Sales Representative

519.498.5775

Ryan@cmarealty.ca

CELL:

519.590.7997

CELL:

519.588.6683

Duncan@cmarealty.ca chris@cmarealty.ca 7G

COM

8155064_4514

8G

COM

NEW DUNDAS OFFICE COMPLEX 55

He a Du d Str nd ee as t,

NEW MULTI-SUITE OFFICE COMPLEX IN THE HEART OF DUNDAS • Multiple occupancy building with 'urban chic' finishing • Suites from 1,249 square feet • Full floor opportunities of approx. 9,400 square feet • First floor flex space with drive-in door

• Second, third and fourth floors are office space • High speed elevator access • LEED Certified to the latest energy efficiency • Fibre optic phone and internet • Shower room, bike racks on site, bus stop at front door 4514_DJW_0003

4514_DJW_0031

DREW BLAIR

GARY STAPLETON

905-529-5900 Ext. 225 blaird@bbsrealty.com

905-529-5900 Ext. 227 stapleton@bbsrealty.com

Broker of Record 101 – 701 Main Street West, Hamilton, ON L8S 1A2

Broker

www.bbsrealty.com 9G

COM

8302229_4514

4514_DJW_0116

4514_DJW_0115

michelle mason

4514_DJW_0114

SIX PLEX

sales representative

sales representative

Purpose-built six-plex. Great numbers & tenants. Boiler heating & separate hydro meters. Lots of parking. $758,000. MLS® 1494208

WHAT OUR SERVICES INCLUDE:

Buyers: • • • •

Sellers:

Competitve Market Analysis Detailed Offers to Protect You Seasoned Negotiators Strong Community Awareness

Call us at:

• Maximum Exposure • Detailed Market Evaluation • Professional Photography • Interactive Virtual Tour

519.650.6088

to view our listings go to:

www.masonhamoen.ca *NOT INTENDED TO SOLICIT BUYERS OR SELLERS UNDER CONTRACT

10G COM

michelle@masonhamoen.ca steve@masonhamoen.ca

11291915_4514

steve hamoen

Volume 14 Issue 11

1

Commercial Real Estate & Business Opportunities

Featuring the Best Selection in Industrial, Commercial and Investment Opportunities

INDEX

READ BY over 100,000 Business Readers! distributed in over 1,700 locations!

Owen huge coverage area - Windsor to Ottawa!

Sound

Kitchener, Waterloo & Guelph

4

Southwestern Ontario

14

Hamilton

20

Greater Toronto Area

33

Central Ontario

47

Eastern Ontario

52

Niagara

55

Haliburton Business Opportunities

61

Georgina Brock

Bradford

Hamilton

Ancaster

Haldimand Nanticoke

Simcoe

Norfolk

Gananoque

Kingston Belleville Trenton

Next issue:

December 6, 2014 St. Catharines Niagara Falls

Welland Fort Erie Dunnville

Advertising deadline:

November 25, 2014

For advertising information call

Toll Free 1-800-268-0077 or e-mail us at: thecommercialinvestor@wall2wallmedia.com

Chatham Windsor Published by: DIRECTOR OF SALES Josh Heppner

401 The West Mall, Suite 500 Etobicoke, ON M9C 5J5

MEDIA CONSULTANT Doreen Wills

Tel: (416) 784-5060 Fax: (416) 789-9705 Toll Free: 1-877-269-8257

SALES CO-ORDINATOR Jennifer Mardini,

PRESIDENT WALL2WALL MEDIA Jacqueline Hill

Toronto

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Cobourg

Campbellford

Oshawa Bowmanville

Mississauga Waterloo Guelph Oakville Kitchener

London

Peterborough

Uxbridge

Markham Caledon Pickering Georgetown Vaughan Scarborough Brampton

Woodstock Brantford Sarnia

Lindsay

Newmarket

Orangeville Listowel

SENIOR PRODUCTION MANAGER Bala Gnanapandithan PRODUCTION MANAGER Nikki Yarwood

EDITOR-IN-CHIEF DIRECTOR OF CONTENT Susan Legge

PRODUCTION CO-ORDINATOR Deenisha Doodnath Lindsey Burton (on leave)

EDITOR Elisa Krovblit

CIRCULATION INQUIRIES 1-866-580-5960 ext.3242

Elizabethtown

Orillia

Port Elgin

Grand Bend

Manotick Carleton Place Mountain Merrickville Perth Mo Augusta

Barrie

Goderich

Hull Orleans Ren Ottawa

Kanata Gloucester Nepean

Smiths Falls

Collingwood

Get the full coverage you need – advertise in Commercial Investor

Gatineau Ro

Arnprior

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2

Commercial Real Estate & Business Opportunities

Featuring the Best Selection in Industrial, Commercial and Investment Opportunities

Special Features 12 BUSINESS BAROMETER — Small biz optimism surges upwards in October 18 IN THE NEWS — Restaurant survey shows sales optimism, labour concerns 22 IN THE NEWS — Office real estate sector contributes $20.8 Billion to Canadian economy, supports 111,600 jobs 34 TREB REPORT — GTA commercial Realtors report latest commercial market figures 36 BUSINESS SAVVY — Canadian holiday retail sales expected to grow 3.3 per cent 48 IN THE NEWS — Re/Max Commercial investor report 2014 53 BUSINESS BAROMETER — Canada’s top entrepreneurial communities

p. 18

54 FINANCES — Canadian banks not immune from pressure of regulatory change 56 IN THE NEWS — Business sounding alarm on Ontario’s debt and deficit 58 BUSINESS BAROMETER — Landmark commitments from Visa and MasterCard to reduce fee pressure on small merchants GLOSSY SECTION EDITORIAL 12 LEGALLY SPEAKING — More than what you bargained for Inheriting tenants with a commercial property

By Jayson Schwarz 14 INDUSTRY INFO — Report challenges apartment industry, says now is the best tme to invest and build new rental stock

By Derek Lobo

p. 22

Please say you saw it in The Commercial Investor

Volume 14 Issue 11

Volume 14 Issue 11

3

Commercial Real Estate & Business Opportunities

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KITCHENER, WATERLOO & GUELPH

Featuring the Best Selection in Industrial, Commercial and Investment Opportunities

KITCHENER, WATERLOO & GUELPH SECTION COVERING: Cambridge Durham Elora

Fergus Guelph Kitchener Waterloo

For advertising

contact Doreen Wills Tel: 1-800-268-0077 or 905-570-9283

doreen.wills@wall2wallmedia.com thecommercialinvestor@wall2wallmedia.com

Volume 14 Issue 11

5

Commercial Real Estate & Business Opportunities

BROKERAGE INDEPENDENTLY OWNED AND OPERATED

519-745-7000

Unit 15C, 370 Highland Road West, Kitchener, ON N2M 5J9

fax: 519-489-1333

www.TeamMilovick.com

Mike Milovick B.B.A., Sales Representative

Invest in Ontario’s Number 1 Town Today!

CI@TeamMilovick.com

Subscribe: Latest KWC Real Estate News: www.FaceBook.com/TeamMilovick

D L SO

119 UNIVERSITY AVENUE WEST, WATERLOO

1,299,000

$

899,900 • Newer purpose built • Leased to May, 2015 • MLS® 4514_DJW_3_0005

• 72,000 + Gross Annual Income • 5.7% Cap Rate

544,900

• Turn Key or Redevelopment • MLS® 3714_DJW_2_0118

D L O S

• Lots of Big Ticket Upgrades/Updates 4514_DJW_3_0024 • MLS®

511B GLENELM CRESCENT, WATERLOO

244,900

• Spacious bedrooms, two car garage for landlord or tenant storage.

• MLS® 4514_DJW_2_0004

449,900

$

• $39,900 Gross Annual Income • 7 Student Income

394,900

• Four bedroom turn key rental • Unique, authentic uber cool loft • Quick walk to WLU • 97 Walk Score • MLS®

• $39,000+ Potential Gross Income!

• Desirable 5+2 Bedroom Layout • Steps to Waterloo Park, Easy Walk to Universities • Walk score of 87 • 5.77% Cap • 7.26% Cash on Cash • Over $7,000 Cash Flow • MLS® 4514_DJW_3_0019

269,900

$

4514_DJW_1_0110

199,900

7.00 PSF

$

• $16,000 + Gross Annual Income • Rental Licensed Exempt Building

4514_DJW_1_0109

1305 VICTORIA STREET NORTH, KITCHENER

305-30 HICKORY STREET WEST, WATERLOO

• $24,000 potential gross • Within 800 M to proposed LRT • Freehold, Licensed Investment • Turnkey operation • MLS®

• Rental Licensed, Student Approved • MLS® 4514_DJW_0070

9-12 BRIDGEPORT ROAD EAST, WATERLOO

144 ERB STREET WEST, WATERLOO

$

• Fully leased • Zoned high density, MR-25 4514_DJW_3_0007 • MLS®

104 NOECKER STREET, WATERLOO

$

• $48,000+ Annual Gross Income Available!

• 9 student city-approved, rental licensed property

349,900

$

• Rental Lincensed four plex • Oversized MR zoned lot • MLS® 4514_DJW_2_0006

• Nearly $5000 Monthly Income • Rental licensewd duplex

465 HAZEL STREET, WATERLOO

435 TAMARACK DRIVE, WATERLOO

$

715,000

$

950,000

594,800

• $27,000+ Potential Gross • Rental Licensed

4514_DJW_2_0003

336 KING STREET, WATERLOO

$

135-137 BRIDGEPORT ROAD EAST, 4514_DJW_0069 WATERLOO

• Two Adjacent Duplexes • MR-4 Zoned

960,000

392 ERB STREET WEST, WATERLOO

$

$

• University-Zoned Development Site • Located on WLU's main campus • Rare opportunity for Private Sector • MLS®

$ 4514_DJW_1_0106

52 NOECKER STREET, WATERLOO

• $79,000+ Gross Potential Income • 15 students

ER UNDRACT T CON

• $99,700+ Gross Income • Corner Lester and University • Steps to Both Universities • High Density Zoning • 17 Student Triplex • MLS®

46 BRICKER AVENUE, WATERLOO

$

• Steps to WLU • Turn Key, entry level opportunity • MLS® 4514_DJW_2_0008

• 2099 SF of Clean, Modern Space • Flexible C6 Zoning • Lots of Parking

Please say you saw it in The Commercial Investor

• 41,000 Vehicle Traffic Daily • MLS® 4514_DJW_1_0105

8302191_4514

Grand Valley Realty

Kitchener/Waterloo Guelph & Cambridge

Royal LePage

6

Volume 14 Issue 11

Commercial Real Estate & Business Opportunities

Kitchener/Waterloo Guelph & Cambridge

519.742.7000

www.coupalmarkou.com

INVESTMENT OPPORTUNITIES 343-349 ALBERT ST & 311 COLUMBIA ST W,

164 BELMONT AVE W, KITCHENER

• 52 Registered Condos • 196 Bedrooms • Excess density for future development • 3 Year leaseback

4514_DJW_1_0112

4514_DJW_1_0021

4514_DJW_1_0071

R J ED U U ST C ED

MULTI-RESIDENTIAL STUDENT OPPORTUNITY

• Multi-Residential Development Opportunity • Prime location between WLU & UW • Combined lot size of 0.507 acres • $2,250,000 MLS

• 31 Unit - 3 Storey walk-up • Semi-sold construction • Ample parking • Walking distance to many amenities • $2,712,500

MLS

185 GLASGOW ST, KITCHENER

4514_DJW_0022

• 4 Unit - 2 Storey walk-up • Long Term Tenants • Low Maintenance • $699,000

4514_DJW_3_0068

68 KENT AVENUE, KITCHENER

4514_DJW_2_0037

40 WILLIAM ST W, WATERLOO

• Live/Work Opportunity • Main floor office, Residential on second floor • 1,200 sq ft stand alone building • $274,900 MLS

• Freestanding building in Belmont Village • Corner location, ample parking, pylon signage • Leased to April 2015. NOI $72,000 per annum • $1,395,000 MLS

MLS

85 SALTSMAN DR, CAMBRIDGE

334 MANITOU DR, KITCHENER

4514_DJW_4_0073

4514_DJW_5_0074

4514_DJW_2_7778

R J ED U U ST C ED

1015-1051 KING ST E, KITCHENER

MLS

• Across from future LRT • 1.19 acre redevelopment site • Corner of King & Ottawa Street • Existing income in place • $2,295,000

• Two industrial condos fronting on Saltsman Dr • Each unit consisting of 2,560 sq ft • DL/DI loading • $599,000 or $315,000 each MLS

• 24,219 sq ft • High exposure on Manitou Road • Multi-tenant facility • $2,685,000 MLS

Christopher Coupal, Broker of Record, Principal christopher@coupalmarkou.com

Peter Kruschen, Sales Representative peter@coupalmarkou.com

John Markou, Broker, Principal john@coupalmarkou.com

Matthew Dickson, Sales Representative matt@couplamarkou.com Michael Conrad, Sales Representative mike@coupalmarkou.com

James Craig, Sales Representative james@coupalmarkou.com

MLS

CONNECT

11287245_4514

The information set out herein is for advertising purposes, with information obtained from sources deemed to be reliable. No warranty or representation is made as to its accuracy, correctness and completeness of the information, being subject to errors, omissions, conditions, prior sale/lease, withdrawal or other changes without notice. Coupal Markou Commercial Real Estate Inc., Brokerage

Please say you saw it in The Commercial Investor

7

Commercial Real Estate & Business Opportunities

519.742.7000 www.coupalmarkou.com

INVESTMENT OPPORTUNITIES 54 BRIDGE ST W, KITCHENER

• 5.27 acres • Retail Development Land • High visibility location, on the main street to into Wingham • $595,000

MLS

MLS

300 BRIDGE ST E, KITCHENER

470 BRANT RD, NEW DUNDEE

4514_DJW_0021

4514_DJW_1_0075

27 RIVERVIEW PL, KITCHENER

• Prime residential development site • 1.23 acres with 181.28 ft frontage • Premilinary site plan approval in place for • 32 unit apartment building or stackied townhouses • $1,350,000 MLS

4514_DJW_1_0119

• Multi-use industrial investment opportunity • Option A - 81,500 sq ft on 3.8 acres • $2,995,000 • Option B - 23,500 sq ft on 2.5 acres • $1,295,000

4514_DJW_1_0117

4514_DJW_1_0038

JOSEPHINE ST W, WINGHAM

4514_DJW_1_0020

352 MAPLE AVE, KITCHENER

• 3.63 acres industrial land • In prestigious Grand River Business Park • Located just off Victoria St. N, Kitchener • $671,550 ($185,000 per acre)

• 72.9 acres • 44.65 acres developable • Strategically located on the new Hwy 7 realignment • $9,900,000

MLS

595 GARAFRAXA ST W, FERGUS

4514_DJW_1_0076

• 59.66 acres • Adjacent to Waterloo Wellington Airport • Zoned Agricultural • $1,695,000

4514_DJW_1_0072

HERRGOTT RD, ST. CLEMENTS

4514_DJW_1_0077

2117 LONSDALE RD, BRESLAU

• 120.4 acres with 4,400 sf house, horse barn & facilities • High profile location minutes from south Cambridge • Ideally suited for future development in the areas of recreation and leisure • $2,995,000 MLS

• Shovel ready industrial lots • 2.91 - 14.45 acres • $210,000 - $235,000 per acre MLS

• 34.47 acres of future residential • Across from new proposed hospital • Adjacent to busy residential area • $1,750,000 MLS

Christopher Coupal, Broker of Record, Principal christopher@coupalmarkou.com

Peter Kruschen, Sales Representative peter@coupalmarkou.com

John Markou, Broker, Principal john@coupalmarkou.com

Matthew Dickson, Sales Representative matt@couplamarkou.com Michael Conrad, Sales Representative mike@coupalmarkou.com

James Craig, Sales Representative james@coupalmarkou.com

MLS

CONNECT

11289418_4514

The information set out herein is for advertising purposes, with information obtained from sources deemed to be reliable. No warranty or representation is made as to its accuracy, correctness and completeness of the information, being subject to errors, omissions, conditions, prior sale/lease, withdrawal or other changes without notice. Coupal Markou Commercial Real Estate Inc., Brokerage

Please say you saw it in The Commercial Investor

Kitchener/Waterloo Guelph & Cambridge

Volume 14 Issue 11

8

Volume 14 Issue 11

Commercial Real Estate & Business Opportunities

– GUELPH –

2914_DJW_1_0004

LEASE IS NEGOTIABLE • Interior finished • Includes 14 tanning beds or not for some other use • Prime for new owner to step into (lease only) • Well-maintained

Kenneth Fish Broker of Record

• Prime high traffic location • Ample parking • Spacious 1,740 sq. ft. or 2,604 sq. ft.

• High density residential and business neighborhood Toll Free:

11270688_4514

866.822.4066

ken@whitecaps.ca

Albert Fish Associates Limited R E A L E S TAT E B R O K E R A G E

1.866.822.4066

CAMBRIDGE INVESTMENT INVESTMENT/MULTI TENANT

OFFICE BUILDING

$539,000

4000 square feet professionally finished offices on two levels, plus 800 square feet for dry storage in the basement. Located within seconds from the 401 and Hwy 24 (Hespeler Rd). Great signage from street Pylon and large building sign included in sale price. Ample parking in front and rear of property, security system, large windows, three washrooms with possible lunch room. Good investment for the right purchaser. A rare find in today’s market.

4114_DJW_1_0032

11286199_4514

Kitchener/Waterloo Guelph & Cambridge

TANNING SALON OR FINISHED SPACE FOR LEASE

Please say you saw it in The Commercial Investor

9

Commercial Real Estate & Business Opportunities

IRFAN GILLANI

Multi Million Dollar Producer

SALES REPRESENTATIVE

FOR SALE: 430 CONNAUGHT STREET, KITCHENER DEVELOPMENT SITE in Kitchener to conduct a 14 unit apartment building. $400,000. Zoned multi-residential. Single detached home currently rented. MLS

FOR SALE: BUSINESS IN LEASED PREMISES - ITALY PIZZA #3 -150 Wissler Road, Waterloo. $119,900. Established pizza store for sale in East Bridge neighbourhood of Waterloo. MLS

4514_DJW_7000

4514_DJW_0060

RETAIL SPACE FOR LEASE: UNITS 1 & 2B - 2934 KING ST E, Unit 1: 2000 sq ft Lease Rate: $16.50/ sq ft Unit 2B: 900 sq ft Cam and Tax $10.00/sq ft ATTENTION: Pharmacists, Veterinarians, Optometrists, Dentists and more this location is for you! Great highway exposure, busy, corner location. MLS

4514_DJW_0059

11236624_4514

4514_DJW_0058

4514_DJW_0057

720 Westmount Road East, Kitchener, ON N2E 2M6 OFFICE 519.741.0950 email: irfang@gillani.ca

RETAIL SPACE FOR LEASE: 3650 LOBSINGER LINE, ST. GROCERY STORE OWNERS! Hair salon, Bakery, Butchers, etc. 7,445 sq ft total. Space divisible: 1,200, 2,400 or 5,000 sq ft. Rare opportunity, located in the heart of St. Clements, just minutes to Waterloo. Largest retail plaza in St. Clements and surrounding area! Unit is fully air conditioned, has natural light and suspended ceilings. Low CAM & tax. Utilities extra. MLS

MOTEL

Hotel for Sale in Kitchener: $2,000,000 Rare opportunity - 26 rooms plus attached house/living qarters, high occupancy and potential to add more rooms. Many recent updates. Close to LRT and Hwy 8 & 401. Exclusive.

LAND FOR SALE: 640 HESPELER ROAD, CAMBRIDGE Commercial - 1.2 acres $1,200,000. Busy location on Hespeler Road, just off the 401 in Cambridge. Conditional on severance approval. MLS

RETAIL SPACE FOR LEASE: 5-153 COUNTRY HILL DR, KITCHENER OFFICE SPACE FOR LEASE: 32 ADAM STREET, 816 sq ft unit in well-kept neighbourhood. $13.00/sq ft. Tenants such as CAMBRIDGE Short Stop, dentist, pizza and MP Office. Low CAM & Tax. Utilities extra. MLS 1700 sq ft of office space, $2,200/ month plus HST. Great location for mediRETAIL SPACE FOR LEASE: #B - 100 BECHTEL STREET, CAMBRIDGE cal office, dentist office, pharmacy etc.

1400 sq ft of Retail/Office space. $2,200/month plus HST, Utilities extra. MLS fully air conditioned, skylight, finished office space, fascia sign provided. Utilities extra. MLS

INDUSTRIAL SPACE FOR LEASE: Units 5 & 12 – 63 McIntyre Place, Kitchener 1400 - 2800 sq ft available. Lease Rate: $6.25/sq ft | Cam & Tax $3.35/sq ft Located in Kitchener’s Huron Business Park, just minutes to Hwy 401. Units are clean and bright. 16’ clear ceiling height, 10’ x 12’ drive in door. No Automotive shops. MLS

The Cliff Rego Diamond Award Winning Team:

• Placed Top 20 in Canada* • Top 1% in the world for RE/MAX** *Re/Max International Statistics 2012 **For markets with population of 50,000 to 150,000

519.740.7222

CLIFF REGO BROKER

Real Estate Centre Inc. Brokerage

519.623.6200

Each office independently Owned and Operated

$1,799,000 Retail commercial plaza fronting on King & Bishop Streets.

Extensive auto and foot traffic. Super store front exposure. $925,000 Convenient parking with access off King direct into the plaza. Entrance off Bishop is direct to Bishop units. Additional Great 30 bed retirement home. Fully equipped and licensed. RC parking off King to rear of plaza. Property includes home at zoning also allows group residences and lodging homes. Pos1413 King St. E. MLS 1494522 4114_DJW_0004 4114_DJW_0003 sible student residence conversion. MLS 1493440

$224,900

11269765_4514

$895,000 All brick building in Downtown Galt. Can be used as either office or retail. 16,000 sq ft above grade with an additional 8,000 sq ft at the lower level. This building is located directly across from city hall and the farmer's market. Great investment potential. MLS 1494541 4114_DJW_0005

$1500/MONTH

*Super location - high exposure both traffic and pedestrian $1500/MONTH Great turnkey casual family restaurant. Well established and *$1500/month gross + utilities + hst *Store front *Recephave been serving for 13 years! Great location in Cambridge tion/offices/lunch room *Up to 6 offices *A lot of parking at Extensive pedestrian & auto exposure! Lots off street park- right on the main strip of Hespeler Rd across from the rear of building *Convenient to amenities *Downtown core. ing! Convenient area! Note: $1500 all in, except HST. MLS Cambridge Centre! MLS 1494463 1494527 4114_DJW_0008 4114_DJW_0007 4114_DJW_0006 MLS 1494079

Please say you saw it in The Commercial Investor

Kitchener/Waterloo Guelph & Cambridge

Volume 14 Issue 11

10

Commercial Real Estate & Business Opportunities

Kitchener/Waterloo Guelph & Cambridge 8331512_4514

Please say you saw it in The Commercial Investor

Volume 14 Issue 11

Commercial Real Estate & Business Opportunities

11 Kitchener/Waterloo Guelph & Cambridge

Volume 14 Issue 11

Please say you saw it in The Commercial Investor

8171433_4514

12

Commercial Real Estate & Business Opportunities

Volume 14 Issue 11

Ontario’s First Magazine Dedicated to Industrial, Commercial and Investment Real Estate

for advertising call

doreen wills 905.570.9283 • 1.800.268.0077 doreen.Wills@wall2wallmedia.com

businessbarometer

SMALL BIZ OPTIMISM

surges upwards in October

S

mall business optimism has posted strong gains this month, according to the Canadian Federation of Independent Business (CFIB). October’s Business Barometer reading is the highest it has been in over three years, at a reading of 67.8.

“While [October’s] optimism reading has clearly jumped upwards, there are questions about its sustainability,” said Ted Mallet, CFIB’s chief economist and vice-president.“Fewer concerns about energy costs are fueling this surge. Ontario businesses in particular saw a big spike in optimism, while others have fallen or remained steady. Other indicators, however, still point to good or at least stable conditions, such as employment plans, where employers are planning on hiring more full-time staff in the next few months.”

Labrador (68.5), however, dropped considerably this month compared to last month’s reading of 74.2. Prince Edward Island (52.7) also is seeing consistently less optimism, along with Nova Scotia (61.8) and Quebec (58.4).

Saskatchewan held steady this month (68.1), holding just on the low side of its five-year average.

“Industry-wise, things are looking stable,” added Mallett.“We’re seeing good optimism in the bellwether manufacturing and retail sectors, as well as construction and a range of service industries.”

Measured on a scale of 0 to 100, an index level above 50 means owners expecting their businesses’ performance to be stronger in the next year outnumber those expecting weaker performance. According to past results, index levels normally range between 65 and 70 when the economy is growing at its potential.

October 2014 findings are based on 883 responses, collected from a stratified random sample of CFIB members, to a controlled-access web survey. Data reflect responses received through October 20. Findings are considered accurate to +/- 3.3 per cent 19 times in 20.

October readings have seen a combination of readings from coast to coast, with Alberta barometer readings leading the nation this time (74.6). In other parts of the country, optimism is also on the rise: New Brunswick (61.4), Ontario (71.1), Manitoba (64.2) and British Columbia (71.9). Optimism in Newfoundland and

CFIB is Canada’s largest association of small and medium-sized businesses with 109,000 members across every sector and region.

Please say you saw it in The Commercial Investor

13

Commercial Real Estate & Business Opportunities

4114_DJW_0074

4114_DJW_0082

FANTASTIC 5 ACRE GRADED LOT FOR LEASE

Fantastic 5 acre graded lot for lease in great location only 5 mins. from the 401 and Homer Watson Blvd. on/off ramps! Well maintained, partially fenced, lot with option for hydro. Zoning permits truck/trailer operation, parking of heavy equipment and vehicles.

Call for details or private showing.

Steve Krofchick

11291082_4514

Century 21 Home Realty Inc. Brokerage* 4169 King St. E. Kitchener, Ont. N2P 2E8 Office: 519-570-4663 Fax: 519-894-9777

Direct: 519-572-2521

Email: info@soldwithsteve.ca

www.soldwithsteve.ca “BECAUSE RESULTS MATTER!”

Marga Weigel, Broker/Commercial Realtor

Re/Max Real Estate Centre Home Office: 519 696-2446

Office:

720 Westmount Rd. E. Kitchener, ON N2E 2M6

519-741-0950

margaweigel.remax.kitchener@gmail.com

$1,375,000 67 SHANTZ LANE, KITCHENER 15 - unit apartment building - All brick exterior - Separate hydro meters - New windows - New roof in 2011 - Easy to rent - MLS 1434928

4514_DJW_1_0101

Please say you saw it in The Commercial Investor

11288908_4514

COMMERCIAL

Kitchener/Waterloo Guelph & Cambridge

Volume 14 Issue 11

SOUTHWESTERN ONTARIO

Featuring the Best Selection in Industrial, Commercial and Investment Opportunities

SOUTHWESTERN ONTARIO SECTION COVERING: Brantford Chatham Grey & Bruce Counties

Ingersoll London Owen Sound Sarnia Simcoe Stratford

St. Thomas Tillsonburg Windsor Woodstock

For advertising

contact Doreen Wills Tel: 1-800-268-0077 or 905-570-9283

doreen.wills@wall2wallmedia.com thecommercialinvestor@wall2wallmedia.com

Volume 14 Issue 11

15

Commercial Real Estate & Business Opportunities 11291991_4514

PETER VANDERSAR

MARK SCHADENBERG

BROKER

SALES REPRESENTATIVE

519-536-1200 peter@petervandersar.com

TRILAND REALTY, REAL ESTATE BROKERAGE WOODSTOCK

519-537-1553 mschadenberg@rogers.com

Southwest Ontario

519-539-2070

FOR SALE Remarkable Versatile Village listing. For right buyer, wonderful Embro commercial opportunity exists in 2,300 sq ft 1-level office building at corner of Huron (Cty Rd 6) and Commissioners. Available now! Fully modern building includes 1996 addition with full basement. Currently set up as 9 room but 2 showroom/office areas (each over $285,000 400 sq ft) could be opened up larger. Village commercial zoning could permit work-at-home setting or purchase for your own professional use and (possibly) lease a portion to another business. Current owner would prefer a vet clinic not be operated from location as Embro Veterinary Services amalgamated its clients to Hickson and Dorchester locations. Newer roof. Modern mechanicals, including forced air gas furnace & security system. Interested buyer can ask about on-going debenture for sewer installation and list of inclusions and exclusions. Vacant now for your business ideas.

4514_DJW_0101

Approximately 2.7 acres with former ECOLE-SAINTEMARGUERITE-BOURGEOYS SCHOOL building on Huron Street for sale. Located in an older residential area of North Woodstock. This property could be developed for a variety of uses.

$1,500,000

4514_DJW_0104

FOR LEASE 2037 square feet of commercial space, prime location on Woodstock east end. This unit fronts on to high traffic location at corner of Dundas and Clarke Streets. Between National Pasta and Barburrito. Other tenants include Drivers and Vehicle Licence office. City Financial, Chiba Sushi and Papa John's Restaurants. C4-26 zoning allows many applications including retail, office, schools and restaurants. Lease hold improvements. For further information contact Listing Agents.

FOR LEASE 1600 square feet available for lease in commercial industrial building on Parkinson Road near 401 and 403 access.

M1 Zoning with a variety of other businesses in this building, bring your ideas and see how you can fit in here among new manufacturing and service plants.

Lease at $6.00/sqft. basic rent plus $2.70/sqft for common costs, realty taxes, building insurance and common maintenance.

4514_DJW_0102

4514_DJW_0103

11279840_4514

Brian Wessel

17-92 MIRAMICHI BAY RD. PORT ELGIN, ON NOH 2C6

®

Toll Free 519-389-3888 1-855-358-1888

Independently Owned & Operated

BROKER OF RECORD/OWNER

LOCATIONS REALTY LTD., BROKERAGE

wessel@bmts.com

www.peaklocationsrealty.ca EXCEPTIONAL INVESTMENT OPPORTUNITY

ENDLESS POSSIBILITIES

$489,000

$865,000

$4,500,000

MLS: 410962000603700 • Incredible ROI by any and all standards!

• Home building center franchise and mill all included.

• Located on 10.22 acres, updated equipment and loyal clientele.

• Seller willing to keep Mill and/or land and adjust purchase price.

• Vendor willing to finance with a predetermined down payment.

• Substantial increases in ROI for the last several years.

4514_DJW_0073 • Call today for more information 4514_DJW_0072

HIGHWAY COMMERCIAL

MINUTES FROM SAUBLE BEACH MLS# 410254000226000 • Remarkable property with many possible uses.

• Formerly a successful landscape company.

• Large home, six substantial out buildings, 8 130 yd open pit bunkers and 9 smaller.

• Two large ponds, transitional land base including bush and trails, existing gravel deposits may justify resurrecting the past license.

• Ideal property for a campground, construction/ landscape operation or other uses.

4514_DJW_0071

Aerial photography courtesy of Keith Merker www.merkermortgage.com

Please say you saw it in The Commercial Investor

MLS: 411044000520500 • Unique property located in one of Port Elgin's fastest growing commercial areas • Excellent hwy exposure, ample parking & visible signage ideal for your successful business • Fully serviced lot on .75 acres allows for future expansion of your growing business • Property is competitively price to sell!

4514_DJW_1_0042

Commercial Real Estate & Business Opportunities

Volume 14 Issue 11

11292018_4514

16

BRANTFORD

519-332-6880

rayterpstra@outlook.com

Ray Terpstra Broker

3714_DJW_0010

THE OUTCOME IS INCOME Invest today for tomorrow.

Great retirement plan.

Buildings Priced from 3714_DJW_0011

$60,000 per unit

CALL

Ray Terpstra,

3714_DJW_0012

Southwest Ontario

Magic Realty Brokerage

Broker in Sarnia at 519-332-6880 (office) or 519-466-2155 (cell).

Income property, in prime location close to University and all amenities. Beautifully updated, clean with lots of character. Heated floors, new washrooms, coin wash and parking.

Low maintenance. Separate hydro and water meters. Possible to convert top two floors to student rental. Contact Brantave1791885@ gmail.com. Asking $560,000.

8331421_4514

D L O S

R HE GH T L INVESTO U O R TH CIA MER COM 2914_DJW_0044

JUST MINUTES TO THE CAMPUS OF THE UNIVERSITY OF WESTERN ONTARIO

The features of this 1 3/4 Storey investment include 5 bedrooms, 3 bathrooms, single detached garage for additional revenue & a Triple ‘A’ location. On the WEST side of Richmond St. Inside features include hardwoods & ceramics.

Spacious layout with 3 “common areas” for studying, lower level laundry & newer furnace. Students will feel this is their “home away from home”. The benefits to UWO students is the easy access to campus & the quiet residential area for the serious students what wish to excel. The bus is within a block to Maisonville Mall & many amenities. This property will truly attract the best students! Call me to view anytime.

10630674_2914

Please say you saw it in The Commercial Investor

4514_DJW_0113

Volume 14 Issue 11

17

Commercial Real Estate & Business Opportunities 11239820_4514

Sutton - Huron Shores Realty Inc. Brokerage 606 Goderich St., Port Elgin, ON N0H 2C0 519-797-1007 | 1-888-727-1007

Brian Shular Doug Freiburger Kaitlyn Shular

WELL LOCATED DUPLEX

136 High St., Southampton Prime Downtown Southampton Location New Forced Air Gas Furnace in 2011 1/2 Block from Southampton's Main Beach MLS #411048000303500 $327,500

4514_DJW_0012

PROFITABLE COTTAGE PARK

299 Green St., Port Elgin Bungalow plus 7 Rental Cottages Located a Short Walk to the Beach Well Kept Winterized Cottages MLS #411046000413700

203 Goderich St., Port Elgin Business only, Building & Land are Leased Turnkey w/Fully Trained Staff Capacity for 164 w/ Additional 74 on Patio MLS #2014151923 $385,000

4514_DJW_0010

537 Goderich St., Port Elgin Prime Core Commercial Location 2,600 sq. ft. Ideal Home Based Business Gas Furnace & Central A/C 2013 MLS #411046000124000 $287,900

4514_DJW_0009

Sales Representative

CRABBY JOE'S TAP & GRILL

HIGH TRAFFIC CORNER

4514_DJW_0011

Sales Representative

Broker of Record

$590,000

www.suttonhuronshores.com 519.797.5500 Cell. 519.374.4448

Harold Fenlon

email: h f e n l o n @ b m t s . c o m www.haroldfenlon.ca

One of McIntee’s Top 3 Salespersons

Bus.

Southampton 8297239_4514

Broker

MULTIPLE LISTING SERVICE

k.ca/251550

tours.photolink.ca/251550

POPULAR MOTEL NEAR BEACH $560,000

Well maintained motel just steps from sand beach. 15 rooms, A/C, some housekeeping units with sitting areas. Many upgrades; newer beds, fridges, exterior paint. Some newer TV’s. All plumbing updated. Willing to discuss part interest in the business. Call for details.

4114_DJW_0011 4114_DJW_0012 4114_DJW_0013 4114_DJW_0014

Please say you saw it in The Commercial Investor

Southwest Ontario

Independently Owned and Operated

18 inthenews

Commercial Real Estate & Business Opportunities

Volume 14 Issue 11

RESTAURANT SURVEY SHOWS

sales optimism, labour concerns

S

igns of an improving economy are cautiously driving optimism in the restaurant industry, as 84 per cent of operators expect sales to grow steadily or accelerate over the next six months.

Restaurants Canada’s latest Restaurant Outlook Survey shows these expectations follow a strong third-quarter performance, where nearly 40 per cent reported higher sales over the previous year.

“The economic uptick and fast-approaching busy holiday season has put restaurateurs in better spirits,” says Garth Whyte, President and CEO of Restaurants Canada.“This optimism bodes well for employment, as 80 per cent of operators plan to maintain or grow their staff levels.”

While operators may want to hire more people, they could be hard-pressed to find suitable employees.

“For the first time since our survey’s inception in 2011, the shortage of skilled labour is one of the top three concerns for operators,” says Whyte. “Finding lowerskilled labour is also a major challenge for restaurateurs.”

The labour shortage is most pressing in Western Canada, where nearly two-thirds of restaurateurs are struggling to find workers.

Restaurants Canada (formerly the Canadian Restaurant and Foodservices Association) is a national association comprising 30,000 businesses in every segment of the foodservice industry, including restaurants, bars, caterers, institutions and their suppliers. Through advocacy, research, and member programs and services, Restaurants Canada is dedicated to helping its members in every community grow and prosper.

Canada’s restaurant industry directly employs more than 1.1 million Canadians, contributes $68 billion a year to the Canadian economy (including commercial and non-commercial foodservice), and serves more than 18 million customers every day.

Please say you saw it in The Commercial Investor

Volume 14 Issue 11

19

Commercial Real Estate & Business Opportunities

George Gicopoulos

Sales Representative

Office: 519.672.9881 Direct: 519.672.9891 ext 241 ggicopoulos@royallepage.ca www.georgegicopoulos.com www.royallepagecommercial.com

*Independently Owned and Operated

Southwestern Ontario Businesses/Properties

8155109_4514

HOTEL WITH 8 SUITES PLUS PUB W/NICE PATIO W/property $895,000. Business only $195,000. Impressive circa 1889 building with two successful businesses complementing each other with plenty of savings on wages. Owner willing to hold mortgage.

SYMPOSIUM CAFE LONDON LOCATION $650,000

4514_DJW_0063

Great location on London's Richmond Row at the corner of Central. With award winning patio overlooking Victoria Park. This well known and profitable Franchise has made a great transformation with tremendous increase in sales over the last 3 years. Details with George Gicopoulos. 4514_DJW_0064

FAMILY RESTAURANT $355,000

A London landmark for many many years. Approximately 130 seats with plenty of on site parking. Successfully operated by the same owners for over 20 years. Busy, Reputable, Profitable Operation. Call for details.

4514_DJW_0065

ST THOMAS CAFE W/ PROPERTY - $625,000 Same owner has operated this location for almost 20 years includes property with net income of about $65,000 per year which includes 5 renovated apartments and the main floor cafe. This is one of a kind just listed. Call before it's too late.

4514_DJW_0066

LONDON NIGHT CLUB/ RESTAURANT SINCE 1993 - $195,000 6,200 sq. ft. plus patio area. Licensed for 389 inside and 90 outside. Sales in excess of 1 million with substantial increase in food business recently. Pool tables, bank machine, bar top games etc. Live bands plus karaoke.

ST. THOMAS - FREE STANDING ON 1/2 ACRE $495,000

Completely renovated recently tenanted by Wimpy's Diner Franchise on a ten year lease with renewal options. Approximately 2,750 sq. ft. with about 30 parking spaces. Great signage, visibility and easy access. Priced to sell at 8% cap.

4514_DJW_0067

4514_DJW_0068

THE BLACK OLIVE BISTRO - $85,000 Newer, less than one year old restaurant offering shawarmas, burgers, pitas, salads & other fast food items in a great up coming location in rapidly developing southwest part of London. Just over 1,000 sq. ft. with nice patio. Top of the line equipment and furnishings offered for less than 50% of cost. Bring your expertise to this business and enjoy self employment with all its benefit.

11007505_4514

Dave Spencer SAL E S RE PRE SE NTAT I VE

62 1st Avenue South H: Chesley, Ontario N0G 1L0

519.363.2410 PHONE: 519.363.3726 davespencer@bell.net

HIGH VISIBILITY LOCATION

$145,000

1,000 square foot building set up as restaurant and an older former service station with hoist and car wash. Large parking area is freshly paved. Phase 2. Environmental on file.

HEART OF DOWNTOWN

$120,000

4114_DJW_0017

2,000 square foot retail space with great window display and rear loading area.

Two residential units upstairs for extra income.

Good investment opportunity.

4114_DJW_0018

EXCELLENT OPPORTUNITY OPPORTUNITY FOR THE ENTREPRENEUR EIGHT UNIT INVESTMENT

$145,000

Operate your own business and live on site. Approximately 1800 square feet of retail space and a modern 1100 square foot apartment has open concept living and rear access. Chesley's downtown core.

4114_DJW_0019

Former gas station, auto repair facility and convenience store in great location.

Attached home needs some TLC.

$100,000

4114_DJW_0020

Please say you saw it in The Commercial Investor

2 commercial units and 6 residential.

Great location with parking. Building is in good condition.

$149,000

4114_DJW_0021

Southwest Ontario

Royal LePage Triland Realty, Brokerage*

HAMILTON

Featuring the Best Selection in Industrial, Commercial and Investment Opportunities

HAMILTON SECTION COVERING:

Grimsby Hamilton Haldimand Stoney Ancaster Caledonia Cayuga Creek Dundas Dunnville

For advertising

contact Doreen Wills Tel: 1-800-268-0077 or 905-570-9283

doreen.wills@wall2wallmedia.com thecommercialinvestor@wall2wallmedia.com

Volume 14 Issue 11

21

Commercial Real Estate & Business Opportunities

8171399_4514

RE/MAX Escarpment Realty Inc Brokerage

Valuable 10.06 ac comm. prop in E. Hagersville. 60-90 mins S. of Toronto. Incs 3 bldngs - BLDNG#1-14.000sf w/20 offices, 5 baths, 3 kitch - 3 sep. security zones-incs 4000 sf htd warehouse. BLDNG #2-9400sf-7 bays, ULoffices-rented to quality tenant. BLDNG#3-1800 sf + 1300sf lean- to. Huge pvd lot.

Enviro reports avail. Zoned MG. Showings by apptmt only.

4514_DJW_2_0071

4514_DJW_2_0072

120 MOHAWK POINT LANE, DUNNVILLE $799,000 Rare 56.7ac L.Erie pnt w/14cottage rntl business,10 yr bung, sev brns/ outbldings, 45ac. wrkble (rented). Maj. of cottages positioned at sea lvl w/ access to owned beach+rented to est. clientele @ per yr basis. Clean home is perched on bluff offers panoramic lake views- ftrs 3bdrms,1.5 baths, OC livrm/ dinrm/kitch w/WO to lake fcng dck-inc full bsmt.

Prime Retail/Comm. property in the centre of dwntwn P. Dover. Sit. on 66'x325' lot-inc ext. renoed brick/stone building, 2 garages (62'x28') (22'x31') w/5 bays, fts 4800 sf retail storefrnt, updtd roof covering, HVAC, electrical, plumbing, display windows-UL 2 bdrm aptmt-$1200/ mnth+utes. Superbly priced!

4514_DJW_1_0044

4514_DJW_2_0073

COMMERCIAL/INVESTMENT POTENTIAL IN JARVIS Rare .79 ac plan of subdivision approved parcel of developed land. All services at or near lot line. Allows for const of 24 unit condo res complex comprosed of 6-1000 sqft units/ flr. Outside pkg for 38 vehicles. Buyer resp for all charges/ permits/due diligence pertaining to future use. Survey 4514_DJW_1_0082 avail.

113 MAIN STREET, JARVIS $289,000 Calling all developers/contractors/investorslrg 5.2 ac parcel of comm. zoned land loc. at N. end of Jarvis. Irreg. shaped lot w/ ex. visual exposure+mat.tree lined side/rear boundries. Flat accessible site w/mun. water, mun. sewers, n/g, hydro, telephone+cable at or near lot line. Poss. to rezone for residential exists. Buyer to verify permits.

Plan of subdivision approved .84ac parcel of comm zoned land allows for the const of approx 8500 sqft comm strip mall. Perfect for 4x2100 sqft sep units. Inclds 30 outdr pkg spaces. Buyer/ buyer solic to verify and/ or respons for future dev charges/levels/bldg permits & due diligences for intended use. Survey available.

12 MAIN STREET N, HAGERSVILLE $299,900

#2 el 00 rc ,0 Pa 299 $

P $3 arc 99 el ,0 #1 00

4514_DJW_2_0074

334-338 MAIN STREET, PORT DOVER $479,000

ATTENTION ALL FOOD RELATED ENTREPENEURS - Profitable turn-key business in downtown Hagersville ftrs well maintained 2 storey bldg w/2x1 bdrm UL units (rented) & 28 yrs + est vibrant sub/ restaurant w/steady clientele. Offers ex. visual exposure/hi-volume of vehicle/pedestrian traffic.

All equip. inc. P&L avail.

4514_DJW_1_0081

4514_DJW_0042

14 ROBINSON ST, SIMCOE $169,500 Great mixed use property offers a hi-exposure street lvl comm unit with long term tenant in place & 2 res units on the upr lvl.

1 bdrm currently rented out & freshly reno'd 2 bdrm that is available for rent. Parking in the rear produces income.

4514_DJW_1_0091

95 QUEENSTON ROAD, HAMILTON $119,900 Turn key pre-owned auto sales biz. 13 yrs at current location (18 yrs total) lease incs 50' x 100' paved lot, 10' x 20' htd office trailer - long term lease available. Price incs approx. $90K of pre-owned cars (sold certified @ wholesale price), phone #, clientele lists, ext. signage. No P & L/ No VTB. Lrg inventory = instant cash flow. 4514_DJW_1_0007

Please say you saw it in The Commercial Investor

Hamilton

4011 HIGHWAY 6, HAGERSVILLE $1,975,000

22 inthenews

Commercial Real Estate & Business Opportunities

Volume 14 Issue 11

Office real estate sector contributes

$20.8 BILLION TO CANADIAN ECONOMY,

supports 111,600 jobs

T

he construction and investment in office buildings and the ongoing operation of these buildings make a substantial contribution to the Canadian economy, producing $20.8 billion in annual economic activity, according to a report released by the Real Property Association of Canada (REALpac). These activities add to the economy in various ways by:

of commercial real estate buildings, and subsequently their daily operations, creates directly thousands of jobs and adds tremendous value to Canada’s gross domestic product. The commercial real estate sector provides workspace for millions of Canadians and places for Canadians to shop, eat and play. In addition, owners of the office buildings contribute substantial revenue to municipalities and school boards across Canada through realty taxes.

Visit realpac.ca

Supporting 111,600 jobs each year, many of which are high-paying professional jobs; Generating $6.9 billion in income, related to personal income and other sources of income; Generating $4.4 billion in corporate profits earned by many small and medium companies, and some of the largest pension funds and insurance companies in Canada; and Contributing $2.5 billion in personal and corporate income tax revenues for the federal and provincial governments.

The landmark study, titled “The Contribution of the Office Real Estate Sector to the Canadian Economy”, estimates the magnitude of the economic contribution of the office real estate sector and assesses its economic contribution in 2013. Capital investment in the office real estate sector totaled $7.7 billion in 2013. Some $4.5 billion was spent on new buildings, with the rest ($3.2 billion) invested in capital improvements, renovations and the upgrading of existing buildings.

The on-going operations of office buildings also generated about $1.2 billion in building management fees and approximately $1.3 billion in commercial brokerage fees from sales and leasing of office real estate sector properties.

The commercial real estate sector plays an important role in Canada’s economy and standard of living. Development and construction

REALpac is one of Canada’s most senior, influential and informative voices in the real property investment industry. REALpac brings together the industry’s Chief Executives to collectively influence public policy, to educate government and the public, to ensure stable and beneficial real estate property and capital markets and to promote the performance of the real property sector in Canada. Member companies include publicly traded real estate companies, real estate investment trusts (REITs), private companies, pension funds, banks and life insurance companies with investment real estate assets each in excess of $100 million, large owner/ occupiers and pension fund advisers as well as individually selected investment dealers and real estate brokerages. The commercial real estate sector makes a substantial contribution to the Canadian economy, generating $63.3 billion in economic activity in 2011. Collectively, REALpac members currently own in excess of $200 Billion CAD in real estate assets located in the major centres across Canada. Visit us at realpac.ca.

SOURCE Real Property Association of Canada

Please say you saw it in The Commercial Investor

Volume 14 Issue 11

23

Commercial Real Estate & Business Opportunities

10432242_4514

ROB MCDOWELL

BROKER

Rob-mcdowell@coldwellbanker.ca

905.388.1110 | 1.877.938.1110 775 Upper Wentworth, Hamilton

Great opportunity for a family run cafe & eatery in East Hamilton. Corner exposure. Beautiful decor with 78 seats plus covered & open patio with 32 seats.

Asking $285,000.

Call Rob McDowell.

MLS #H3143206 4514_DJW_0016

4514_DJW_0015

4514_DJW_0017

MEDICAL/OFFICE SPACE

4514_DJW_0019

11273535_4514

4514_DJW_0018

4514_DJW_0020

AL IS YOUR #1 CHOICE!

SEARCH FOR AL ON

FOLLOW US ON FIND US ON

FOR SELLERS & BUYERS SEARCH ONLINE @ REALTOR.CA OR GET THE APP! (FOR SMARTPHONES)

GOOGLE

DIRECT LINE VISIT

INDEPENDENTLY OWNED & OPERATED

“AMAZING UNIQUE CORNER”

1-855-570-9997 al@alcosentino.com CENTRAL HAMILTON

Approx 2200 sq ft w/ restore area, paint spray booth area (hard to get licence) body repair area. Front compound/ office. Rear garage door access & more. “Make Al your #1 choice!”

“AMAZING NEW WORK PLACE”

449,997

$

OR TRADE/ CASH

Perfect residence & professional office, contractor, hobbyist, lots of space. Large carport. Huge 2 car garage w/steel beam.

Al is your #1 choice!

4114_DJW_5001

EAST HAMILTON

SOLD TO N OUT OF TOOW INVEST R

329,997

OR MAKE Massive 2.5 stry brick. Used as 4 units. 4 hydro meters. Side drive AN OFFER

4114_DJW_0048

“AMAZING CORNER FOR PROJECT”

OR BEST OFFER 4114_DJW_0047

“AMAZING BODY BUSINESS”

CENTRAL EAST HAMILTON “AMAZING INCOME PROPERTY”

SOLD R TO INVESTO $

219,997

$

Over 4000 sqft of space. Great for storage or working area and office above. Approx 2300 sqft of warehouse garage, 12 ft door.

“K” industrial zoning. Al is your #1 choice!

EAST MOUNTAIN

& 2 car garage/wkshop. Walk to General Hospital, Shopping, Bus, etc. Al is your #1 choice!

905-570-9997

EMAIL

EAST HAMILTON

EAST MOUNTAIN

“AMAZING PERSONAL/ INVESTMENT”

TOLL FREE

www.alcosentino.com

ESCARPMENT REALTY INC. BROKERAGE

Valuable ground floor space, 3605 sq. ft. at busy corner of Upper Wentworth St. and Mohawk Road, Hamilton. Plenty of parking, extra sinks, beautifully renovated by past Laser Clinic tenant.

Asking $19.75/sq. ft. gross.

Call Rob McDowell.

MLS #H3131403

499,997

$

Corner exposure high traffic OR TRADE/ used as car lot or for many other CASH uses. Zoned “H” Commercial 145 x 100 development project.

Ask for Al’s online marketing today.

2514_DJW_2_0066

189,997

$

OR MAKE AN Used as 3 residential units. 2.5 OFFER

stry brick. Newly finished in-law suite (vacant). 200 amp breaker, newer windows, approx 6 yr gas furnace. Rear fire escape. Tim Hortons/Bakery just a walk away! “Al is your #1 choice.”

3314_DJW_0045

$ 479,997 OR SELLER WILL HOLD 1ST MTG 2514_DJW_2_0009

CENTRAL EAST HAMILTON “AMAZING PIZZA BUSINESS”

199,997

$

OR MAKE AN OFFER Pizza business for sale, “City

Pizza”. Specializes in Pizza, Pasta, Wings, Shawarrma, Subs. Licenced for 25 people. Modern setting. High traffic. Excellent business.

Al is your #1 choice!

3314_DJW_5001

“CALL AL TODAY, PUT YOUR COMMERCIAL INVESTMENT PROPERTY ON THE MARKET! Please say you saw it in The Commercial Investor

Hamilton

COFFEE CULTURE CAFE & EATERY

24

Commercial Real Estate & Business Opportunities

Volume 14 Issue 11

MAXIMIZE RETURN

BY USING LEVERAGE Dino Nicosia, Broker of Record - Investpro Realty Ltd.

8171452_4514

What is Leverage?

Hamilton

I

t is an effective investment strategy of using borrowed money to generate higher investment returns. When you actually stop to look at the everyday real estate transactions, a home purchase with only 10 - 25% down payment is actually using leverage!

How to maximize Leverage: Using leverage in real estate investing is a great way to earn big yields on small investment. When you are building real estate wealth, leverage will help you grow quickly without involving too much risk (as long as you watch out for some pitfalls, which will be discussed later). High leveraged investing in real estate is especially powerful when inflation is in full swing. High leverage investors have numbers going for them because property values rise faster than the interest charges on their borrowed money.

Example: For example, with a $100,000 investment (10% down payment) an investor can acquire a property worth as much as $1,000,000. The buyer is essentially using a relatively small percentage of his or her own money to make the purchase, and the majority of the money is being provided by a lender. Assuming the property appreciates at 5% per year, the borrower’s net worth from this purchase would grow by $50,000 in just 12 months. (5% x $1,000,000). It is the capital appreciation of the asset that brings wealth. In other words, the 100,000 investment produced a return of $50,000! A whopping 50% return.

Now let’s suppose the investor bought the same million dollar property with a 25% down payment ($250,000), and let’s assume the interest rate on the mortgage was at 4% per annum. The difference in the interest saved with this strategy would have been $6,000.00 ($150,000 x 4%), therefore the net return was $56,000.00 (appreciation of $50,000 + $6,000 interest saved). However with the higher down payment, the return on investment in this scenario would have.

Please say you saw it in The Commercial Investor

Volume 14 Issue 11

25

Commercial Real Estate & Business Opportunities

been only 23%. ($56,000 / $250,000). A huge difference in the rate of return than from the first scenario.

The Risk: To a lot of people, leverage means risk. The reason is that with leverage you may run the risk of unexpected negative cash flow that could risk the investment. To reduce that risk: • Assure the income generated from the property is able to support the operating expenses and all the carrying costs.

• Be aware and always be ready for any unforeseen capital expenditures or sudden increase in interest rates, which may tremendously impact the property cash flow.

Always have extra cash available when needed. Therefore when you buy using high leverage, remember to leave yourself a healthy cash reserve for the unexpected.

Summary: As we’ve demonstrated that using Leverage in Real Estate offers a number of advantages you simply cannot achieve in other investment vehicles. This explains in part why most wealthy individuals have either made or now hold the majority of their wealth in Real Estate. It is my sincere belief that when you compare the returns, risks and barriers to success, Real Estate should be a component of every successful investor’s portfolio, and using Leverage will maximize return.

8171394_4514

Dino Nicosia, Broker Of Record, President | Investpro Realty and Appraisal Ltd., Brokerage

Please say you saw it in The Commercial Investor

C: 905.870.5852 | F: 905.631.6505 Visit our website: www.investprorealty.com Follow me on: http://twitter.com/#!/DinoNicosia

Hamilton

Now you can clearly see how Leverage can bring higher returns! And that is not all!

With a long term hold you will benefit from, the mortgage reduction, positive cash flow and most importantly the increase in property value.

26

Volume 14 Issue 11

Commercial Real Estate & Business Opportunities

INVESTPRO REALTY LTD.,

VMYSL

BROKERAGE

Specializing in Multi-Residential Listing and Sales “Your Investment Partner for Life”

Dino Nicosia, Broker of Record

Kandy Thompson,

Sales Representative

Direct: 289-244-5627 Email: kandy@investprorealty.com

Direct: 905-870-5852 Email: dino@investprorealty.com

8 CONDO TOWNHOUSE COMPLEX, EAST HAMILTON

20 UNITS, NEAR GAGE PARK Hamilton

OM T FR NA EX E TEN M N CO A IN OF O R RA

W NE

Mostly senior tenants. Rents have great upside. For more details, visit our website or email Dino Nicosia.

4114_DJW_2_0073 7 UNITS IN STONEY CREEK RE RA A FIND

E IC PR

Good condition and location. Rents below market for the area.

For more details visit our web site.

4114_DJW_2_0112 SINGLE FAMILY RENTAL OR LIVE IN

TRIPLEX, SOUTH CENTRAL HAMILTON

T ES W UR R O A B NE AR H

T EA ION GR DIT N CO

LD O S

Large lot with garage. Most units renovated with private decks. Fantastic income. For more details visit our website.

4114_DJW_1_0060

24 UNITS, LONDON

46 UNITS, DUNNVILLE

19 UNITS, HAMILTON

R R/ FO O L CT OR A A T E ID NTR OVA N O C RE

H RT IVE WOE DR TH

East Hamilton near Ottawa St. shopping district. Visit our website for details.

4114_DJW_1_0059

ED AT ON V I NO NS RE MA

2114_DJW_1_0110

4114_DJW_0049

12 UNITS, HAMILTON

T LID EN SO STM E INV

30 minutes from Hamilton. Only 8 years old.

For more details visit our website.

Rents below market. Shows well. Great upside.

Visit our website for more information.

4114_DJW_1_0057

4114_DJW_2_0071

RENOVATED RENTAL HOME

DUPLEX, HAMILTON

ER ED LL AT SE TIV O M

Great condition and location. Renovated, spotless building. Never any vacancy. Safe Ideal as student rental or starter home. Priced to sell quick. Visit our website for4514_DJW_1_0089 details. investment. Visit our website for 4114_DJW_1_0054 details.

Good cash flow. Legal Duplex, with great cash flow. Visit our website for more4114_DJW_1_0093 details.

“Ready to invest?...you deserve the best” Please say you saw it in The Commercial Investor

9558936_4514

www.investprorealty.com

Volume 14 Issue 11

27

Commercial Real Estate & Business Opportunities Visit my website

Augie

276 Main St. W. Hamilton, Ontario (just West of Queen St.) L8P 1J8

Ammendolia BROKER

905-518-6713 Off: 905-522-6001

HAMILTON CENTRE - COMMERCIAL/ RESIDENTIAL BLDG.

$1,295,000

Great location. 12,000 SF - 6 commercial units at Ground Flr plus roof sign & 8 apt units above with separate heat & hydro constructed approx. 20 yrs. ago.

Ground flr. Commercial includes fully equipped restaurant to be leased & laundromat operated by owner. Part of possible land assembly 752 King Street East and 734 King Street East presently for sale. Close to downtown. LOT 3714_DJW_2_0084 SIZE: 107.3 FT X 158 FT.

NEXT TO HARVEY'S/ ACROSS FROM CENTRE MALL

$894,000 Great opportunity for owner/user.

Approx.

4,000 sq. ft. on 2 floors directly across Centre Mall - Box Stores, adjacent to Harvey's. Opportunity for various uses, restaurants, Medical offices etc. Ample parking approx. 34 cars.

High traffic flow.

3714_DJW_1_7005

HAMILTON DOWNTOWN DEVELOPMENT SITE

$1,295,000 Prime corner development site with building suitable for redevelopment to retail plaza & or high rise development.

Can be purchased with adjacent property 756 King St. E. Pls. contact Augie for additional information on the proposed development.

RESTAURANT/BAR/ DEVELOPMENT OPPORTUNITY WEST HAMILTON

$597,900

Great Redevelopment Opportunity on this corner commercial property in Prime West Hamilton location near McMaster Hospital and University. Presenty a 48 seat Restaurant/Bar coffee establishment with outside patio.

Owner retiring price includes Land. Building and Chattels.

Asking price includes Real Estate and business. Pls. contact Listing Broker Zoning, Survey and floor 3714_DJW_1_0049 plan information.

$575,000 In operations for over 60 yrs presently known as Gibson Bakery, fully equipped distributing to major retailers.

Opportunity for new entrepreneur to take business to a new higher level.

Close to Sherman Ave N and Barton St. The once "Little Italy" of Hamilton now enjoying new Renaissance of new business and development.

Price includes business, equipment & real estate. Owner occupied 3 BR house. Approx. 5,000 sq. ft. Turn key 3714_DJW_2_0078 operation.

3714_DJW_2_0105

$389,900

HAMILTON CENTRE DUPLEX

SOUTHWEST HAMILTON - SHARP DUPLEX

$497,900 NEWLY LISTED!!! 1 & 2 bdrm units. Close to downtown and trendy Locke St. business district area. Major improvements, newer i.e. boiler, AC units, bathrooms, kitchens.

Currently occupied by excellent tenants. Separate hydro meters. Rear parking plus single car garage.

3714_DJW_0059

WEST HAMILTON 6 PLEX

$997,700 Charming 6-Plex in great Southwest location. 6 - 2 BR units. Extensive renovation to each unit, baths, kitchen, flooring. Possible professional use. Please contact Augie for financial information.

3714_DJW_1_0125

HAMILTON CENTRE 8 UNITS APT. BLDG 2 Family home. Main floor rented at $1350 monthly all included and lower level rented at $700 monthly all included. Close to downtown near vibrant Barton Street merchant boulevard. Please give 48 HR prior notice for showing requests.

NEWLY LISTED !!! Century old home in trendy East Ave S, Stinson neighborhood, near Stinson School Lofts.

Charming olde world character, marble fireplace in Living Room, high ceilings.

1st floor 4 BR Apt, 1 BR Apt upper level and Bachelor in basement.

$895,000

11 unit apt. building (6-2BR, 5-1BR) in trendy South Central location, walking distance to downtown, shopping, parks. Many upgrades: 2 new boilers ‘02, newer commercial water heater, thermo windows, newer roof steel overhang, new roof in 2014 separate hydro meters. Tenants pay hydro. All rents currently charged below market value by $100 to $150 per month 3714_DJW_1_0042 approximately.

3714_DJW_1_0083

WELL ESTABLISHED HAMILTON BAKERY (BUSINESS AND REAL ESTATE)

CENTRAL HAMILTON TRIPLEX

HAMILTON CENTRE 11 UNIT APT. BLDG.

3714_DJW_1_0055

Please say you saw it in The Commercial Investor

Charming 8 unit building. Newer roof, gas water heat boiler, garage, 8-2 br. units, 6 of the 8 units have hardwood floors, dining rooms and balconies separate hydro meters. Tenants pay own hydro. Two apt. units at basement have been completely renovated. Balconies comeplety fixed & restored last fall. Three units have been updated with new kitchen cabinets and 3714_DJW_4_0044 bathroom fixtures.

ING M O C OON S

8471320_4514

HAMILTON INCOME PROPERTIES

Hamilton

Cell:

28

Commercial Real Estate & Business Opportunities 10216886_4514

Escarpment Realty Inc., Brokerage 860 Queenston Road, Stoney Creek INDEPENDENTLY OWNED AND OPERATED

Frank Angelone Sales Representative

(905)

Volume 14 Issue 11

545-1188 567-6257

1-800-

Get the POWER OF EXPERIENCE working for you More Exposure • More Market Knowledge For information email: • More Expertise • More Satisfied Customers fangelone@rmxemail.com •

DOWNTOWN STONEY CREEK FOR SALE $495,000

Hamilton

Well maintained building with 4 units: 3 commercial and 1 large 2-bedroom apartment plus a high basement. Excellent income. Loads of improvements. Please call Frank Angelone @ 905-545-1188 or 1-800-567-6257.

4514_DJW_0004

LANDLORDS! CARE-FREE LEASE PROGRAM

List your Commercial Property FOR LEASE For only $599!!

What you receive: • MLS Listing By listing on MLS you will be opening up a world previously unknown to For Sale by Owners.

Not only will Realtors have access to your listing with their qualified clients, but millions of people all over the world will be able to view your listing.

• Appointment bookings We will handle all the phone calls “We take care of everything; better than Kijiji or newspaper ad” Send you requests to: ForLease@CommercialRealEstateOwners.com Leasing services provided by:

Lijoy Ulahannan Real Estate Broker Vice-President, Commercial

350 Highway 7 East, Suite 310, Richmond Hill, ON L4B 3N2 Tel: (905) 597-7702 | Fax: (905) 597-7703

Highyon Realty Inc., Brokerage Please say you saw it in The Commercial Investor

11287244_4514

• Signs & Lockbox installed Allows Realtors to easily show your property

Volume 14 Issue 11

29

Commercial Real Estate & Business Opportunities

William Hicks sales representative

Burlington Golden Horseshoe

williamjoelh@gmail.com

Office - Industrial - Retail

INDEPENDENTLY OWNED & OPERATED BROKERAGE

CORNER VACANT COMMERCIAL LOT - FOR SALE

3314_DJW_0092

3314_DJW_0090

FREE STANDING MEDICAL/OFFICE BUILDING FOR LEASE

Hamilton

Office: 905-335-3042 Ext 579

BurlOak real estate services BrOkerage

Very well maintained free standing office building. Currently used as medical wellness clinic. Great for most office users and medical with lots of parking. Approx. 2400 sq. ft. Private offices, kitchen, reception, multiple entry points for different departments. Net lease, tenant responsible for all operating costs. Landlord is installing new shingles this summer. The property was completely renovated to medical office space in 2009. Basement can be utilized for storage.

Tons of exposure on main Burlington road, and directly beside Tim Hortons. Call William Hicks at 905.335.3042

Prime 107.40' x 205.12' (.5ac) Commercial corner vacant lot in dynamic area of West Burlington. This area in the heart of "Aldershot Village" is undergoing rapid re-development and intensification. Very close to the Hwy 403 access to major highways, serviced by municipal & provincial public transit services. This area is targeted for intensification in keeping with the Provincial Smart Growth mandate for the City of Burlington. The Zoning MXC - 175 allows for a wide variety of retail, commercial & offices uses.

Excluded are all Residential uses & Supermarket/Grocery stores in excess of 1800 m2. Call Robert J. Lyons (Broker) at 905.335.3042.

Information provided by owner and is not warranted by Royal LePage Burloak Real Estate Services Brokerage. Subject to change without notice.

10339498_4514

11287063_4514

For

Further inFormation:

John hryczynski Broker

(905) email:

REAL ESTATE BROKERAGE CommerCial

John@BBsrealty.com

www.BBsrealty.com

commercial real estate

real estate sales and leasing serviCes INVESTMENT PROPERTY FOR SALE 4514_DJW_2_0110

WEST HAMILTON/DOWNTOWN Prime West Hamilton Downtown Entertainment District location.

Excellent mixed use investment. Splendid Victorian building with loads of character. Many recent renovations. Building contains 3x2 BR & 1 Bach res. & 2 vacant comm. units suitable for a restaurant & other retail/office uses. Attractively priced with a potential 8%+ cap rate. Possible VTB available. Call for details.

EAST HAMILTON - MIDTOWN Retail and residential investment property in mid-town area.

Located on busy Main St. Excellent exposure. Building has 3 retail units & 2+1 bdr. apt. Ideal for Owner/User. 2673 sq ft retail unit available for owners use or Lease. Retail units have full usable basements. Apartment requires upgrades. Possible VTB mortgage. Current Proforma net rent est. $57,871. Priced to sell at only $599,900.

RESTAURANT & BUILDING FOR SALE

RETAIL & OFFICE SPACE FOR LEASE

RETAIL/OFFICE FOR LEASE

DOWNTOWN INTERNATIONAL VILLAGE LOCATION A fully turned keyed successful Asian Restaurant business and building for sale in the heart of the growing downtown International Village District close to the new Royal Connaught Condo Development, Columbia College, theatre district and downtown office towers. This restaurant is in immaculate condition and caters to many Canadian and Asian patrons. Immediate possession available. Asking only $379,900.

PRIME DOWNTOWN HAMILTON LOCATION 170 SILVERCREEK PARKWAY NORTH, GUELPH Hamilton's landmark building consisting of 220 Residential units and 70,000 sf of Located on a major arterial road across from Willow West Mall.

Offices and Retail space w/underground & convenient adjoining surface parking. Many national tenants on this power retail strip. Available space: Walking distance to all downtown core amenities and services. Prime ground Unit 2-2151 sf, end cap unit ideal for variety store; Unit 6-3400 sf, floor retail/office space from 2,060 - 2,604 sf rentable, street frontage available, ideal for bar/restaurant or most other retail/office uses and Unit asking $15.95/sf GROSS and 3rd flr. space 9,613sf, econimical GROSS rental rate, 7 - 4555 sf, divisible, ideal for most retail/office uses. Affordable with large windows & panoramic views, former fitness centre, ideal for same or rents, asking from $12.95 - $13.95/sf net. Abundant parking, convert to office space. Landlord may assist with improvements. Call for details. immediate possession. Price Reduced. Call for details.

4514_DJW_2_0066

4514_DJW_0122

WEST HAMILTON Prime West Hamilton area, corner location with excellent exposure and high traffic. Mixed use building consisting of 2 ground floor retail units and 5 apartments, fully leased, long standing tenants. Building is in good condition with rear parking. Asking price is $899,900, call for income details.

4514_DJW_0121

4514_DJW_1_0103

MIXED USE BUILDING FOR SALE

4514_DJW_1_0002

MIXED USE BUILDING FOR SALE

529-5900 x 240

Please say you saw it in The Commercial Investor

30

Volume 14 Issue 11

Commercial Real Estate & Business Opportunities

8181662_4514

Ramzi Twal Sales Representative

PINNACLE REAL ESTATE BROKERAGE Each Office is Independantly Owned and Operated

905.388.1110 / 1.877.938.1110

ramzi@ramzitwal.com | www.ramzitwal.com 775 Upper Wentworth St. Hamilton ON

PARTY SUPPLIES STORE (OAKVILLE) Hamilton

28 years in same location. Turn key operation. Good lease in place.

Training for 2 weeks. Price includes stock at cost, min. $50,000 in stock.

All party basics: paper plates, streamers, balloons to wigs & costumes. Steady stream of clients for every conceivable occasion. Please don't go direct. MLS H3144195

Cosmo Costa

9742018_4514

4514_DJW_0112

SALES REPRESENTATIVE

4114_DJW_0032

4114_DJW_1_0140

4114_DJW_1_0155

Your Investment Property Specialist

STATE REALTY BROKERAGE

Centrally located Duplex. 4 bedroom and bachelor with a large garage that fits 6 cars. Many recent updates.

4114_DJW_0036

4114_DJW_4_0019

Centrally located 15 unit apartment bldg. All brick construction. Newer roof, windows. Tenants pay hydro. Gross income $135,598. N.O.I. $91,621.

Newer building with 7 apartments. Tenants pay heat and hydro. Ample rear parking. Gross income $63,600 N.O.I. $47,000. For information contact exclusive Sales Representative Cosmo Costa

Corner property consisting of commercial unit w/4-2 bedroom units, 5 hydro meters. Gross Income of $81,900. N.O.I. $65,522. Contact Exclusive Sales Rep, Cosmo Costa 905-662-6666.

www.cosmocosta.ca

13 UNIT BLDG, All Brick Constr. Newer Windows, Roof. Tenants pay hydro. Gross income of $123,000. N.O.I. $80,232.

CENTRALLY LOCATED 10 UNIT All Brick Constr. BLDG consisting of 6-1BR, 3-2BR & 1 Bachelor. Some parking, separate meters. Gross income $68,280. N.O.I. $51,889.35 PLAZAS Ancaster and Burlington locations with good tenant profile and excellent locations, ample parking, for details (principal only) please contact exclusive sales rep.

CALL 905-662-6666

Please say you saw it in The Commercial Investor

Volume 14 Issue 11

31

Commercial Real Estate & Business Opportunities

For Sale By Owner Single Family Home

Single Family Home

Located on Cannon and Emerald, this house offers an annual rent of $16,800.

Asking price $199,000. Property ID 101.

Victoria and Barton single Family House brings in annual rent of $16,200.

Located in an upcoming area. Limitless potential. Asking price of the property is $195,000. Property ID 33

Bringing in an annual rent of $16,200, this property is offered for $195,000.

Located on Barton and Victoria. Close to all amenities. Very desirable area.

Potential is limitless. Property ID 81

4514_DJW_0084

4514_DJW_0081

4514_DJW_0083

Single Family Home

High potential Cannon and Ottawa area. This single family home offers annual rent of $14,000 and is available for the price of $175,000.

Property ID 1054

4514_DJW_0091

Duplex

3-Plex

4-Plex

5-Plex

This Duplex located on Barton and Sherman. Perfect opportunity for new or experienced investors. Annual Rent $20,400. Asking price $299,000.

Property ID 624.

Amazing 3 Plex is located on Cannon and Mary. Amazing opportunity. Don't miss out. Annual rent $45,300. Asking price $349,000. Property ID 115.

Amazing potential with this 4 Plex located on Victoria and Barton.

Annual rent $30,000. Asking price $399,000. Property ID 322.

Potential is truly limitless with 5 Plex located on Wilson and Wellington.

Property is currently rented with annual rent $40,000. Asking price $499,000. Property ID 206.

4514_DJW_0085

4514_DJW_0089

4514_DJW_0086

6-Plex

7-Plex

13-Plex

15-Plex

Don't miss out on this 6 Plex on Barton and Sanford. Annual rent $49,800.

Asking price $549,000. Property ID 13.

Located on Main and Wentworth this 7 Plex is a potential gold mine.

Annual rent $60,000. Asking price $599,000. Property ID 47.

This is a real investors dream, located on Main and Gage. Very desirable.

Annual rent $127,000. Asking price $1,299,000. Property ID 831.

Amazing 15 Plex property located on King and Gage. Unlimited potential.

Annual rent $180,072. Asking price $1,799,000. Property ID 2.

4514_DJW_0080

4514_DJW_0082

4514_DJW_0088

4514_DJW_0079

4514_DJW_0087

2 Comm. + 2 Res.

6-Plex

3 Comm. + 5 Res.

Handyman's dream on Main and Ottawa. Needs some renovations.

Unlimited potential. Main floor can be used as a commercial unit. Asking price $289,000. Property ID 1143.

Very busy and booming area of Barton and Sherman. Needs some renovation.

Asking $589,000. Property ID 167.

4514_DJW_0092

4514_DJW_0094

Located on King and Steven. Potential gold mine. Commercial main floor.

Very high potential. Asking $649,000.

Property ID 561.

Investors Depot

18 - 20 Rooms

Upcoming and booming area of King and Parkdale. Massive property. High in demand and very desirable. Asking $699,000. Property ID 2354.

4514_DJW_0090

4514_DJW_0093

p: 289-689-3862 e: joecher@investorsdepot.ca

www.investorsdepot.ca Please say you saw it in The Commercial Investor

11291987_4514

Hamilton

Single Family Home

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Featuring the Best Selection in Industrial, Commercial and Investment Opportunities

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GREATER TORONTO AREA

GTA

34 trebreport

Volume 14 Issue 11

Commercial Real Estate & Business Opportunities

GTA COMMERCIAL REALTORS report latest commercial market figures

T

oronto Real Estate Board President Paul Etherington announced that, in October 2014, TREB Commercial Network Members reported leases for 704,582 square feet of combined industrial, commercial/retail and office space within the TREB market area for which pricing was disclosed on a per square foot net basis.

This result was up by 38.8 per cent compared to 507,501 square feet of combined space leased in October 2013. Almost 75 per cent of total leased space was accounted for by the industrial market segment.

“Demand for commercial real estate, whether for lease or for sale, is obviously very dependent on business’ outlook for the economy. The fact that the amount of leased space was up this past October compared to the previous year could suggest that some businesses are expecting an increase in demand for the goods or services they produce. This could be seen as a positive indicator for demand in the GTA moving forward,” said Mr. Etherington.

Year-over-year changes in average lease rates were mixed in October. Industrial and commercial/retail lease rates were down to $4.96 per square foot net and $21.02 per square foot net respectively. In contrast, average office lease rates were up to $15.33 per square foot net. It is important to note that year-over-year price changes on monthly data reflect both market-based price changes as well as changes in the type and location of properties leased.

Average sale prices, on a per square foot basis for transactions with pricing disclosed, were down for industrial and commercial/retail properties and up for office properties.

Similar to the leasing market, average price changes can be the result of both market forces and changes in the type and location of properties sold.

October 2014: Per Square Foot Net Commercial Leasing Summary Lease Transactions Completed on a Per Square Foot Net Basis with Pricing Disclosed on Toronto MLS

October 2014: Commercial Sales Completed with Pricing Disclosed on TorontoMLS

Leased Sq. Ft. (Price Disclosed, Per Sq.Ft. Net)

Sales (Price Disclosed)

Oct 2014

Oct 2013

% Change

Industrial

516,838

410,454

25.9%

Commercial

64,477

47,244

Office

123,267

Total

704,582

“However, it is important to be mindful of the fact that there has been some economic volatility in some parts of the world which has, in turn, resulted in volatility in financial markets.

It is possible that this could impact some business’ real estate decisions,” continued Mr. Etherington.

There were 54 industrial, commercial/retail and office property sales in October. This result represented a decline compared to 73 sales reported during the same month in 2013. Of the three major segments, industrial properties accounted for the greatest share of sales, at 42.6 per cent.

Source: TREB Commercial Division

Oct 2014

Oct 2013

% Change

Industrial

23

33

-30.3%

36.5%

Commercial

16

28

-42.9%

49,803

147.5%

Office

15

12

25.0%

507,501

38.8%

Total

54

73

-26.0%

Avg. Lease Rate

Avg. Sale Price Per Sq. Ft. (Pricing Disclosed) Oct 2014

Oct 2013

% Change

Oct 2014

Oct 2013

% Change

Industrial

$4.96

$5.57

-10.9%

Industrial

$83.34

$102.73

-18.9%

Commercial

$21.02

$21.32

-1.4%

Commercial

$150.07

$155.08

-3.2%

Office

$15.33

$12.44

23.2%

Office

$282.22

$178.67

58.0%

Please say you saw it in The Commercial Investor

Volume 14 Issue 11

35

Commercial Real Estate & Business Opportunities

ED COMPAGNONE BROKER

RICHMOND HILL

WHITBY

VAUGHAN

Presently used as a Car Dealership. Property also for Lease. Redevelopment opportunity!!!

1.91 acres within Richmond Hill/York Region's Yonge Street Intensification Plan.

Walking distance to Hwy #7/#407, the proposed future subway and rapid rail system.

80 x 140 ft lot, prime Whitby location. Seller has a minor variance approval for 2 - 40 x 140 ft detached lots. New development approved to the North on adjacent lands. Semi detached & townhouses. Whitby's official plan, medium density residential area shall be developed in the range of 30-65 units per net hectare to allow a 10 plex or other forms of multiple dwellings.

Excellent corner unit, with the highest possible exposure on Weston Rd. Outstanding finishes.

A must to see. Divided for multi-tenants. Big windows, high ceilings on main floor and large open area for bright interior. Fabulous opportunity to operate your own business and have extra income from the other tenants. Suitable for many uses. Spa business also for sale.

Call Ed Compagnone at 905 731 2000.

Call Ed Compagnone at 905 731 2000.

Call Ed Compagnone at 905 731 2000.

4514_DJW_0075

4514_DJW_0076

4514_DJW_0077

11291986_4514

Alex Duarte Sales Representative

Realty Services Inc., Brokerage Brampton, ON L6X 1N7 905-456-1000 Independently Owned and Operated

FUTURE DEVELOPMENT 49.9 acres on Steeles Avenue east of Trafalgar Road $200,000 per acre

11271036_4514

99 RIVER ROAD, HALTON Old Mill - $5 million – 12.9 acres MC-2 zoning includes hotel, restaurant, dining lounge and place of assembly. Possibly condominium, specialty retail shop, place of recreation, business office, personal service shop or place of entertainment.

905-456-1000 direct 416-587-7445

office

MISSISSAUGA RESTAURANT Tomken and Eglinton area for sale - $189,000 $400,000 gross sales/year, 45 seats, liquor licence

GROCERY STORE specializing in fish, meat and European groceries – for sale - $299,000 $1.3 million gross sales/year – great investment for a family run business

Please say you saw it in The Commercial Investor

Greater Toronto Area

905.731.2000

36 businesssavvy

Commercial Real Estate & Business Opportunities

Volume 14 Issue 11

CANADIAN HOLIDAY RETAIL SALES EXPECTED TO GROW 3.3 PER CENT Competitive landscape and price-sensitive consumers to restrain holiday spending

C

anadian holiday retail sales are expected to grow 3.3 per cent, over the comparatively weak 2013 holiday season, EY says.

“Retail sales were consistent in their inconsistency so far this year,” says Daniel Baer, EY partner and National Retail and Consumer Products Industry Leader. “There was never any strong momentum, either upwards or downwards.

While consumer confidence is stronger and gas prices are lower, consumers continue to be constrained by increasing debt loads and increasing mortgage payments, and so a focus on price and value will continue.”

Another continuing trend is the “Americanization” of Canadian retail. Although a weaker US dollar should discourage cross-border shopping, the influence of US retailers, US web sites and shopping events like Black Friday will have a significant impact on Canadian shopping habits.

Retailers will need to focus on a positive consumer experience if they want their share of the pie. In fact, 2014 will be the year of “collaboration.”This means that, more than ever, retailers will have to team with various partners – including their consumer-product suppliers, real estate partners, technology and media providers – if they want to succeed and thrive.

Baer explains: “Retailers will need their suppliers to provide exclusive products; their real estate providers to provide a compelling, fun, convenient and entertaining environment; attention grabbing media; and seamless technology available on tablets, smartphones or desktop.”

For example, retailers should invest in better mobile-enabled technology and enhanced websites for tablet users. They should also consider a significant shift in spending to digital advertising and social media.

Retailers should also consider more traditional strategies such as:

The 2014 holidays sales forecast throughout Canada is expected to be uneven, with the following trends:

• price matching

Alberta and British Columbia will continue to show the strongest sales results.

• deep discounts coinciding with American Black Friday promotions

Results in Manitoba and Saskatchewan will trail their 2013 results, as GDP growth weakens.

• better omni-channel delivery, including free and fast shipping

Ontario sales gain will mirror the national average, as employment strengthens.

• more curated collections

Sales in Atlantic Canada will lag all other provinces.

Quebec sales will be soft as consumer confidence reacts to restrained government spending.

In terms of product popularity, the classics such as clothing, toys, electronics and jewelry should lead. New product releases for smart phones will help drive traffic, which will in turn drive higher volume in this category. Gift cards will maintain their popularity as a convenient and simple gift.

As always, weather can play a negative role in holiday spending, particularly in December. Concerns about safety in public areas could also play a role in shoppers turning to online shopping instead of venturing out to the mall.

• flexible returns

About EY: EY is a global leader in assurance, tax, transaction and advisory services. The insights and quality services we deliver help build trust and confidence in the capital markets and in economies the world over. We develop outstanding leaders who team to deliver on our promises to all of our stakeholders. In so doing, we play a critical role in building a better working world for our people, for our clients and for our communities.

EY is proudly celebrating 150 years in Canada. For more information, please visit ey.com/ca. Follow on Twitter @EYCanada.

EY refers to the global organization and may refer to one or more of the member firms of Ernst & Young Global Limited, each of which is a separate legal entity. Ernst & Young Global Limited, a UK company limited by guarantee, does not provide services to clients.

For more information about our organization, please visit ey.com.

Please say you saw it in The Commercial Investor

Volume 14 Issue 11

37

Commercial Real Estate & Business Opportunities

Platinum Award Winner

SELLING REAL ESTATE FOR OVER 25 YEARS

Bill Morrison SALES REPRESENTATIVE

Direct:

Heritage Realty Inc., Brokerage

905-619-9500

Independently Owned and Operated

morrisonb@sutton.com BOWMANVILLE

ASKING

$649,900

10527900_4514

ORONO

Email:

ASKING

$774,900

Downtown with 3 stores and 2 apartments. Building in very good condition.

High and dry basement.

4514_DJW_0118

Downtwon commercial building with over 50 parking spaces. 80% leased out. Location has opportunities.

4514_DJW_0119

TORONTO

OSHAWA

ASKING

$1.458,000

ASKING

$2,290,000

Fantastic investment opportunity in the beaches. Corner property long time restaurant with outdoor patio. 5% CAP. 4514_DJW_0120

Well maintained building. 16-2 bedroom apartment plus 4 retail stores. Apartment have own laundry. Tenants pay own heat and hydro. Lots of parking. 4514_DJW_1_0116

WEST END

TORONTO

ASKING

$1,469,000

ASKING

$2,250,000

Very clean beautiful 6 Plex has 3 car garage plus 5 outside parking. Fully rented.

Tenants have own meters. Great location, shows pride of ownership. 4514_DJW_2_0093

Plaza with 8 units on busy Kingston Rd. Corner property. Just listed!

4514_DJW_3_0114

BOWMANVILLE

TORONTO - RICHMOND STREET

ASKING

$3,250,000

Three storey mixed use property. 6 retail and 14 apartments. Comprised of large 2 bedroom plus den and 3 bedroom loft style. Separate meters. Lots of parking on .88 ac. Just listed.

4514_DJW_1_0113

ASKING

$2,999,999

Fantastic office building with lane acess to fenced in yard. 10 car parking. Bathurst and Queen location. Approx. 4000 sq ft office space. Why Lease?

4514_DJW_1_0095

I URGENTLY NEED MORE PROPERTY TO SELL IN ALL AREAS,

BUYERS ARE WAITING.

Call Bill Morrison to sell yours! FREE consultation call Bill 905-619-9500

Greater Toronto Area

Toronto line: 416 798 7278

38

Volume 14 Issue 11

Commercial Real Estate & Business Opportunities

Hamilton & Toronto Apartments

Independently Owned & Operated

Unit 2, 1240 Speers Rd., Oakville ON 416.258.6866

TORONTO

Bill Bradley

8 legal units – many upgrades – excellent condition Condo conversion potential – large suites greatly improving area

HAMILTON 30 units near St. Joseph’s Hospital Condo Titled – fully occupied – LOW rents

Lorenzo DiGianfelice, Broker of Record & Owner ldigianfelice@cfrealty.ca

Commercial Focus Realty Inc.

416.258.6866 exitwithbill@gmail.com

“I get calls from all over Ontario from the Commercial Investor.

I have tried other publications and got “zero” calls.

I only advertise in the Commercial Investor.”

10377579_4514

PhaseOne PhaseTwo SiteRemediation Environmental Site Assessments

For ~ purchasers ~ vendors ~ realtors and lenders 8297113_4514

Greater Toronto Area

35 The Links Road, Toronto, ON, M2P 1T7 416-907-8281 p 416-972-9588 f

Sales Representative

Borehole Drilling Soil Sampling Groundwater Testing

Underground Tanks Asbestos Removal Demolition

~ Fast turnaround to meet closing deadlines ~ ~ Cost effective assessments by experienced environmental scientists ~ ~ Over 15 years of experience assessing Commercial, Industrial & Residential Properties for Brokers, Property Management Firms & Financial Institutions ~ Please call to receive our free report on new changes to environmental regulations ~

905.825.2943 871 Equestrian Court, Oakville

~ Servicing All of Southern Ontario ~ Please say you saw it in The Commercial Investor

Volume 14 Issue 11

39

Commercial Real Estate & Business Opportunities

PLAZAS FOR SALE AAA RETAIL PLAZA - GTA Located at an intersection with the highest traffic flows in GTA. 3.5 acres of land with 25% coverage. Built within the last 15 years. 80% tenants are AAA national chains. Shadow anchored by Wal-Mart and Canadian Tire. Asking $16,000,000 at 5.58% Cap Rate.

GROCERY-ANCHORED PLAZA IN GUELPH Excellent 58,000 SF plaza, renovated. No Vacancies. $17,000,000. 5.5% Cap Rate

PLAZA ON HIGHWAY 7, RICHMOND HILL Located at a very successful and busy commercial area of Highway 7. With 180,000 SF of combined retail and office space, on 6.1/2 Acres. NOI: $3,000,000.

Asking $60,000,000.

QUALITY SHOPPING PLAZA FOR SALE - MISSISSAUGA TORONTO PLAZA, WITH 2 DRIVE THROUGH FAST FOOD CHAINS Located on one of the busiest parts of a major artery in a good area of Scarborough. 2.4 acres of land. Close to a 401 interchange.

Asking $5,700,000 (5.3% Cap Rate)

88,000 Sq. Ft. POWER CENTRE IN DURHAM REGION All Tenants Are 3A - $29,000,000. Cap Rate of 5.5%

38,000 Sq. Ft. PLAZA WITH BIG UPSIDE Next to GO station in West GTA. Located at an intersection of two busy arteries.

Lots of potential. Projected NOI: 8%. Asking: $10,900,000

PRINCIPALS ONLY TERREQUITY REALTY, BROKERAGE Independently Owned and Operated

Pierre Boiron Sales Representative pierre@rementor.ca

905.882.8800

Claude Boiron

For info call or email Clark Cai: clark@rementor.ca

Broker claude@rementor.ca 11275155_4514

Please say you saw it in The Commercial Investor

Greater Toronto Area

24,000 Sq. Ft. No Vacancies. $10,800,000. Cap Rate of 5%

Commercial Real Estate & Business Opportunities

Volume 14 Issue 11

10929735_4514

40

Investment Opportunity! 30 acre future development land in Alliston across the road from new residential development. Level land with approx. 5200 sqft building with main floor previously used as veterinary clinic and on 2nd level updated apartment approx 2000 sqft plus in-law space. $1,800,000 Marc Ronan*** 1-888-936-4216 4514_DJW_0106

High profile corner location w/3 road frontages in growing Tottenham over next few years. Ideally suited for commercial with secondary residential. $2,100,000 Marc Ronan*** 1-888-936-4216 4514_DJW_0107

Greater Toronto Area

Development parcel partially located with the Town of New Tecumseth (Alliston) town boundary. Abuts developer owned land. Two parcels for flexibility, great future potential. Located in one of the fastest growing Ontario Communities & recognized by the province to be a growth area in growth policy. $3,500,000 Marc Ronan*** 1-888-936-4216

4514_DJW_0108

1138 acres cash crop opportunity in Amaranth - All in one location, approx 1 hour from Pearson Airport. High yielding crops suitable for cash crops or potatoes. Land is flat with some sandy loam soil.

Properties have a mixture of systematic and random tiling. $10,811,000 Marc Ronan*** 1-888-936-4216 4514_DJW_0110

84.4 acres abutting residential development in area of fast growing community of Alliston. Surrounded by existing development with two road stubs to east on Municipal services. Flat, clear acreage minutes from Honda. Entirely maintenance free clean crop land. $2,995,000 Marc Ronan*** 1-888-936-4216 4514_DJW_0109

Location! Location! Hwy 89 & Airport Road. High profile corner commercial property 3600 sq ft on 1.68 acres. Custom built building suitable for business or restaurant & many other Highway Commercial Zoning Permitted uses. Excellent access and exposure with ample parking. $1,095,000 Marc Ronan*** 1-888-936-4216 4514_DJW_0111

Please say you saw it in The Commercial Investor

Volume 14 Issue 11

41

Commercial Real Estate & Business Opportunities

8975448_4514

00

Industrial signage business. $150,000+ chattels incl. $130,000+ annual profit. Willing to train.

00 www.mcdadi.ca/535917t

Well established dentistry practice.

Corner unit. Fully equipped. Excellent clientele.

Prime location with easy access to all major highways. Approx. 1,900 sq ft. 2 baths. Low maintenance fees.

4514_DJW_1_0027

00 0,

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$1 www.mcdadi.ca/2335t

www.mcdadi.ca/1675t

Established fast food business.

Busy location in Oakville. Seating for 25. 5 year lease with an option for 5 more.

Established restaurant. 4,800+ sq, ft. Seats 164. LLBO. Lease for 4 years. Option 5 years more.

4514_DJW_1_0029

Please say you saw it in The Commercial Investor

4514_DJW_1_0028

0

00

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4514_DJW_1_0026

$1 4514_DJW_0029

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www.mcdadi.ca/255d Well established sports bar. Indoor seating for 270 patrons. Large patio. 8 year lease with an option for 5 more.

,0

00 ,0 50 $3 Growing franchise. Seating for 40 patrons. Liquor licensed. Walking distance to the GO.

$3

www.mcdadi.ca/1065102c

4514_DJW_1_0016

www.mcdadi.ca/516101c

59

99 $3

99 $3

Established marble/granite sales, installation & service business.

High end Skema logic cutting machine.

$4

,0

00 ,0

00 ,9 99 $3 www.mcdadi.ca/9914m

4514_DJW_1_0025

www.mcdadi.ca/915q Bakery in the heart of Toronto. Established since 2003. Tons of walk-in traffic. Willing to train & provide trademark recipes.

4514_DJW_2_0012

00

4514_DJW_2_0011

4514_DJW_1_0022

www.mcdadi.ca/322e Daycare & learning centre. Turnkey operation. Established operation.

Established clientele. 5 year lease with an option to renew.

4514_DJW_1_0030

www.mcdadi.ca/5920t Independent grocery store. Newly renovated & brand new equipment.

Western Union, Fax, Copy & more.

4514_DJW_0030

Greater Toronto Area

www.mcdadi.ca/5133t

www.mcdadi.ca/5153t Medical centre & pharmacy. 1,700 sq. ft. 4 examination rooms. Low monthly fees.

4514_DJW_0028

50

,9 49 $5

$5

$5

50

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4514_DJW_1_0010

www.mcdadi.ca/83126b Newly built plaza. High volume traffic. Approx 1,350 sq. ft. Fully finished.

,0

4514_DJW_1_0005

www.mcdadi.ca/6400m Highly profitable coin laundromats.

Dry cleaning & alteration services.

Option to renew lease for another 5 years available.

4514_DJW_1_0024

00

www.mcdadi.ca/901l Live & work opportunity. Retail store. 2nd floor & basement apartments. Individual meters.

$8

www.mcdadi.ca/202v Commercial building with popular Yogurt franchise. 3-storey detached with 6-2 bedroom rental units.

$5 70 ,0 00

$6 48 ,0 00

$6 99 ,0 00

$1 ,4 50 ,0 00

Sam McDadi Real Estate Inc., Brokerage

42

Volume 14 Issue 11

Commercial Real Estate & Business Opportunities

DON MILLS/LAWRENCE OFFICE SPACE!

PRIME AUTO LOCATION

Turn-key 4,354 sq. ft. automotive operation in modern high traffic Mississauga Plaza!

Previous Goodyear location at busy Dundas/Mavis intersection. Beautiful exterior w/ amazing street exposure! Large reception/sales area, huge garage w/ 19+ft ceilings, large mezzanine, 3 front bay doors & 3 rear bay doors! $23.50/sq. ft. net. 4514_DJW_3_0075

VIC PARK/DANFORTH SUBWAY RETAIL/OFFICE BUILDING

Prime Danforth/Vic Park commercial building!

1,888 sq. ft. w/retail & office spaces. Close to subway w/excellent Danforth exposure! Original owners since 1983! Current main floor chiropractic clinic and 2nd floor office! Amazing opportunity for owner/user. $688,000.

4514_DJW_2_0090

TORONTO EAST RETAIL PLAZA EXCLUSIVE - $8,800,000

MAIN/DANFORTH SUBWAY RETAIL/OFFICE BUILDING Excellent 2,314 sq. ft. Danforth building w/ Retail/ Office/Residential uses! Steps to Main subway station w/terrific Danforth exposure and directly across from Canadian Tire! Potential $46,200 gross annual income! $668,800.

4514_DJW_2_0092

TORONTO OFFICE/RETAIL SPACE

LEASE - DANFORTH RETAIL/OFFICE/MEDICAL

DURHAM EQUESTRIAN PROPERTY

Turn key retail/office space! Prime location!

Danforth Exposure! Potential uses: medical, dental, lawyer, accounting, office +++ Any retail! Beautifully finished w/great lease terms! 2 chairs & approx. 60K in leaseholds at no cost to new tenant! $12/Sq. Ft Net. 4514_DJW_3_0077

Private10 acre lot w/3,000 Sq Ft ranch bungalow and equestrian facilities for horse shows/events/boarding! 170X80 heated indoor arena, beautiful tack room, grassed paddocks+++ Close to 11,000 acres Ganaraska Forest. $719,900 4514_DJW_4_0074

RESTAURANT STEELES/KEELE

exclusive

EXCELLENT MARKHAM INVESTMENT E

IV

US

CL EX

• Retail Plaza with Major Bank as Anchor Tenant • Prime East Toronto Location, Major Intersection!

• Over 18,000 Sq Ft! • Two Buildings, 9 Total Units!

• Over 1.5 Acres in Prime Area!

• Development Potential!

• Parking for Over 60 Cars! 4514_DJW_1_0151

Excellent 1127 square foot office/retail space at Lawrence/Warden! Spacious unit with bathroom, drop ceiling in newly modernized plaza! $14.95/SF Net. 4514_DJW_3_0076

Own your own restaurant! Established over 20 years! Turnkey operation, 65 seats, LLBO license, and all chattels. Great location with heavy traffic, business & offices. Open 6 days/wk, 7:00am-7:00 pm. $150,000+ in sales! $64,800 4514_DJW_1_0133

Please say you saw it in The Commercial Investor

1 acre+ of PRIME Markham land! 16th Ave/Markham land! 16th Ave/Markham Rd. Potential redevelopment site!! Ravine property! Industrial & townhomes area! $588,000 4514_DJW_2_0091

11276658_4514

Greater Toronto Area

Stunning 3383 sq. ft. office space in rarely offered, modern class 'A' office building at prime 'Shops at Don Mills' location! Current medical office w/hundreds of thousands in superb leaseholds. Can be used for any professional use; tons of windows/ great views! $18.95/Sq Ft. Net. 4514_DJW_0078

Volume 14 Issue 11

43

Commercial Real Estate & Business Opportunities

SAVE $$$ Buying/Selling!!!

SAVE $$$ Buying/Selling!!!

AJ Lamba TEAM AJ Lamba

Broker

Broker

JENNY* ZHOU

JAY* KAHLON

FILIP* HAJDUK

TEAM

SOLD over $100 Million Again in 2013!!!

FILIP* HAJDUK

$759,900

$1,700,000

SOLD over $100 Million Again in 2013!!!

$1,800,000

$1,700,000

Build & Design Your Dream 40,000 Sqft Office/Medical Building in Prime Mississauga Location Seconds from Hwy 403, 401 & 410. High Traffic Area! ID#CI0900 Build & Design Your Dream 40,000 Sqft Office/Medical $400,000 Building in Prime Mississauga Location Seconds from Hwy 403, 401 & 410. High Traffic Area! ID#CI0900 $400,000

Rare Opportunity to Custom Build & Design 9,000 Sqft Plaza in High Demand Location Near Major Hwy’s!

Frontage on High Traffic Mississauga Area ID#CI0910 Rare Opportunity to Custom Build & Design 9,000 Sqft $350,000 Plaza in High Demand Location Near Major Hwy’s!

Frontage on High Traffic Mississauga Area ID#CI0910 $350,000

Excellent Commercial/Retail Unit Aprox 1200Sqft in One of the Best Locs Near Airport & Woodbine Race Track + Major Hwys! Great Investment Oppotunity. ID#CI0680 Excellent Commercial/Retail Unit Aprox 1200Sqft in One of the Best Locs Near Airport & Woodbine Race Track + $125,000 Major Hwys! Great Investment Oppotunity. ID#CI0680 $125,000

$759,900

Rare Development Opportunity in Downtown Vineland!

Central Business District Allows for High Density Commercial/Retail/Office Mixed Devel Property! ID#CI3376 Rare Development Opportunity in Downtown Vineland! $275,000 Central Business District Allows for High Density Commercial/Retail/Office Mixed Devel Property! ID#CI3376 $275,000

Rare Turn Key Operation! Halal Gourmet Burger Restau- Move in Ready Unit in Prime Location! Great Layout for rant! $100-$125k Net Income! 30-35 Seating, Open 7 Days Any Type of Business! 1350Sqft + 500Sqft Mezzanine a Week, Original Location! Sold as Franchise! ID#CI5130 Space! Loc at Airport/407 Interchange! ID#CI0030 Rare Turn Key Operation! Halal Gourmet Burger Restau- Move in Ready Unit in Prime Location! Great Layout for rant! $100-$125k Net Income! 30-35 Seating, Open 7 Days Any Type of Business! 1350Sqft + 500Sqft Mezzanine $125,000 $100,000 a Week, Original Location! Sold as Franchise! ID#CI5130 Space! Loc at Airport/407 Interchange! ID#CI0030 $125,000

$100,000

Laser Hair Removal Business Operating for 40 Yrs. Turnkey Well Established Business With Loyal Clien- Well Established Auto Repair Business in busy Prime Equipment Included! Turn Key Op w/Great Annual In- tele! Located In High Demand, Busy Industrial Area. Mississauga location! Turn Key Operation! All Auto Recome Potential!

Free Parking for Customers!

Successfully

By The Current Owner TheClienPast 8 Well pair Equip Incl! Lease Laser Hair Removal Business Operating ID#CI0118 for 40 Yrs. Run Turnkey Well Established Business WithFor Loyal Established Auto option Repairavailable.

Business ID#CI2175 in busy Prime TakeInOver With The Current Equipment Included! Turn Key Op w/Great Annual In- Years!Just tele! Located High Demand, Busy Setup!ID#CI6965 Industrial Area. Mississauga location! Turn Key Operation! All Auto Recome Potential! Free Parking for Customers! ID#CI0118 Run Successfully By The Current Owner For The Past 8 pair Equip Incl! Lease option available. ID#CI2175 $85,000 $50,000 Years!Just Take Over With The Current Setup!ID#CI6965 $85,000 $50,000

WE HAVE WE HAVE PRE-QUALIFIED PRE-QUALIFIED BUYERS FOR: BUYERS FOR: •Land Zoned for Gas Station

•Land Zoned for Gas Station •5,000 Sqft. Free standing manufacturing unit in •5,000 Sqft. Free standing Brampton manufacturing unit in Brampton •Vacant Development Land •Vacant Development Land

Call Today!!!

Call Today!!!

AJ Lamba Realty Group Inc., Brokerage AJ Lamba Realty Group Inc., Brokerage

Upscale & Beautifully Designed Fully Equiped Modern Full Service Hair Salon/Spa! One Stop Shop For Your Beauty High Demand Location!

ID#CI3221 UpscaleNeeds! & Beautifully Designed Fully Equiped Modern Full Service Hair Salon/Spa! One Stop Shop For Your Beauty Needs! High Demand Location! ID#CI3221

*Excellent Mall Location*Well Established & Profitable Hair Salon For 45 Years W/Loyal Clientele!!Fantastic Corner Location In Mall W/Great Exposure!!!ID#CI1255 *Excellent Mall Location*Well Established & Profitable Hair Salon For 45 Years W/Loyal Clientele!!Fantastic Corner Location In Mall W/Great Exposure!!!ID#CI1255

OPPORTUNITY OF A LIFETIME!

WE’RE HIRING REAL ESTATE AGAIN OPPORTUNITY OF AAGENTS LIFETIME! We Provide Constant Leads!

WE’RE HIRING REAL ESTATE AGENTS AGAIN

No Desk FeesLeads!

We Provide Constant No Marketing Expenses No Desk Fees Expenses at All* NoNo Marketing Expenses Expenses at All* to: Send No E-mail in Confidence Send E-mail in Confidence to: careers@ajlamba.com *conditions apply careers@ajlamba.com ***Broker *conditions apply

www.AJLamba.com www.AJLamba.com

Please say you saw it in The Commercial Investor

#of all salespersons as per MLS ***Broker #of all salespersons as per MLS

Greater Toronto Area

$1,800,000

JAY* KAHLON

11237352_4514

JENNY* ZHOU

44

Commercial Real Estate & Business Opportunities

Volume 14 Issue 11

Greater Toronto Area 8647857_4514

Please say you saw it in The Commercial Investor

Volume 14 Issue 11

45

HomeLife Cholkan

Ernie Grenke,

Office: 416-236-7711

Direct: 416-567-3225 Email: hlcholkan@trebnet.com

Realty Corp., Brokerage

Broker

11289210_4514

Commercial Real Estate & Business Opportunities

C GR O E U Y N T Y

Great Value Price Reduced $4,925 PER ACRE ESTATE SALE

Igor Chouminov President, Broker of Record

416.877.0326 igor@paiirealty.com

PAII REALTY INC.

Brokerage

11265283_4514

4514_DJW_3_0003

INVESTMENT AND DEVELOPMENT REAL ESTATE

Prestigious

15 UNIT TOWNHOUSE DEVELOPMENT SITE Modern Design: 15 Unit Townhouse Site, 20 ft fronts, from 2000 to 2500 sf, 3 storey, large backyards, upscale neighborhood. Walking distance to shopping, schools, and transport.

Priced at $3,750,000 4514_DJW_2_0102

60' Lots

• 8 Prestigious Estate Lots for Sale on Exclusive Street in Richmond Hill.

• Lots over 60 ft frontage, with Depths of over 150 ft, Private Cul-de-sac street.

• Homes in the Area selling over $2.5M to $3M++, Lot Prices Starting at $1,100,000. Please call for Details!

On Exclusive & Private Street Lot Prices Starting at

$1.1 Million Register at:

dexterdevcorp.com

ACTIVELY LOOKING FOR: COMMERCIAL AND RESIDENTIAL PROPERTY FOR DEVELOPMENT SITE PLAN APPROVED PROJECTS RETAIL PLAZAS AND OTHER INVESTMENT PROPERTIES INVESTORS FOR REAL ESTATE PROJECTS ACROSS THE GTA! Please say you saw it in The Commercial Investor

4514_DJW_1_0127

ESTATE LOTS FOR SALE

Greater Toronto Area

200 Acre Farm. Frontage 5460 Ft on Grey Road #8 County of Grey. Fronts on 3 roads with house, large barn, 133 workable acres. Drilled well with septic. Great Value!

46

Volume 14 Issue 11

Commercial Real Estate & Business Opportunities

Tony Giannini Sales Representative

RE/MAX PERFORMANCE REALTY INC., BROKERAGE 1140 Burnhamthorpe Rd., Suite 141 Mississauga, ON

905-270-2000 Email: agiannini@trebnet.com 9774309_4514

4114_DJW_0106

State of the art 8 Bay coin wash located in a busy, triple A Toronto location. Built in 2009.

Land, building and business all included along with vending dispensers, change machines, security cameras in all the bays and thru-out the perimeter of property with internet accessibility from anywhere. Very little management required. Grounds and equipment maintenance and put cash in your pocket. Asking $2,999,000. Call for exclusive viewing.

4114_DJW_0105

Greater Toronto Area

4114_DJW_1_0141

6 Bay Coin Car Wash (2 Truck Bays), coin laundromat and automatic car wash all situated on approx. 3 acre of land to build more commercial buildings for more income. Great income producing business. Located North of Brampton. For exclusive viewing call now. 4114_DJW_2_0140

4114_DJW_2_0142

7 years old. Located just minutes from Mississauga in a highly populated and growing city. Nothing like it for sale. Call for private viewing. Will not last.

Asking $2.6 million.

Principals Only

8 BAY COIN CAR WASH & PET WASH

3314_DJW_0143, 3314_DJW_0144, 3314_DJW_0145

4114_DJW_1_0037

URGENTLY Needed for anxious qualified buyer.

High volume gas stations and High Volume coin Laundromat.

Retail strip plazas. High volume car wash.

SELLING!! CALL NOW FOR FREE CONSULTATION Please say you saw it in The Commercial Investor

Featuring the Best Selection in Industrial, Commercial and Investment Opportunities

SECTION COVERING: Barrie Collingwood Muskoka North Bay Kawartha Lakes Midland Meaford Paisley Parry Sound

Orillia Owen Sound Sudbury Walkerton Midland Meaford Kawarttha Lakes Muskoka North Bay

For advertising

contact Doreen Wills Tel: 1-800-268-0077 or 905-570-9283

doreen.wills@wall2wallmedia.com thecommercialinvestor@wall2wallmedia.com

CENTRAL ONTARIO

CENTRAL ONTARIO

inthenews

RE/MAX COMMERCIAL INVESTOR REPORT 2014

T

ighter lending criteria have impacted the commercial real estate market across Canada.While few deals are lost as a result, there is an increased burden to buyers, who must now be prepared to make a larger down payment.

Demand varies across the markets by building class and subcategory of real estate.The majority of the major markets are showing a trend in high demand, many of which do not have enough supply to support the rise in desire for commercial real estate.

In Greater Vancouver, momentum has remained in an upswing throughout the years, countered by a low inventory.The rise in commercial real estate activity has paralleled a strong economic growth of the area, with foreign investment driving the current sector.

In a heavily resource-driven Alberta, a high growth rate of the economy contributed to the current market. Real GDP could grow to 3.6 per cent in 2014, significantly exceeding the national average of 2.7 per cent. The recent drop in oil prices may influence the market in upcoming months.

Calgary’s lack of inventory can be attributed to rising values, thereby increasing the demand for commercial real estate. In Edmonton, however, the market has seen a sustained period of exceptionally low vacancy rates, creating a hospitable environment for real estate investment.

In a rare situation, Regina’s commercial lease and sale markets are sitting at opposite ends of the spectrum.To date, 2014 has shown a limited supply across the purchasing market, while there is a high demand for rental property.The construction of more than 1,000 new doors between 2013 and 2015 will also increase vacancy.

With one of the highest employment rates in the country, Saskatoon is experiencing a period of unprecedented growth.

Office vacancies have risen slightly in Class B buildings at 6.2 per cent, while Class A buildings are still showing the lowest vacancy at 3.8 per cent.The city’s growing population is driving an increase in business investment, where local and national investors are acquiring investments in the $2 million - $5 million range.

Moving east,Winnipeg’s demand for commercial real estate remains stable, with a limited supply of products in all segments. For intention of holding, rehabilitation or conversion to condominiums, the market for multi-unit residential is extremely competitive. Many of these properties have been in the 10,000-square-foot range, and have been purchased for around $100 per square foot.

Higher commercial lease and sale prices across the Greater Toronto Area are a result of attractive interest rates. Driven by a combination of low interest rates and a low Canadian dollar, there is a strong demand for commercial properties.

Commercial lease rates have reached $19.01 per square foot net in Q3 of this year, up from $16.79 in 2013’s third quarter.

GREATER TORONTO AREA: Attractive interest rates, low Canadian dollar driving higher commercial lease and sale prices across the Greater Toronto Area Demand for commercial properties is strong, driven by a combination of low interest rates and a low Canadian dollar Commercial real estate leasing in the GTA remains strong.

Total industrial, commercial, retail and office space leasing activity reached more than six million square feet in Q3 2014, up 5.3 per cent from the same quarter in 2013.

Commercial retail activity grew to 680,000 square feet in Q3 2014, up from 550,000 square feet the year before. Commercial lease rates reached $19.01 per square foot net in Q3 2014, up from $16.79 in Q3 2013. Demand for retail storefront remains high in central Toronto, where densification and the influx of young people are generating demand for small storefront space.

Demand is also strong in suburbs where there is increased interest for commercial and retail space from small business retailers and professional service providers as the communities grow and mature. Government investment in transportation— like the extension of Highways 404, 407 and the TTC—is also fuelling growth in the suburbs, increasing residential opportunities across the 905, which has, in turn, increased commercial real estate demand.There is a pinch on availability of commercial and retail space as developers are continuing to accumulate smaller commercial real estate for future residential condominium developments, particularly along Lake Ontario from Toronto’s west end as far away as Hamilton, and north of Toronto in Vaughan, Markham, Newmarket and in other outlying areas including Milton.

Industrial properties also saw an increase in activity (4.79 million square feet leased compared with 4.61 million square feet in Q3 2013) and higher net lease rates ($5.88 per square foot in Q3 2014 compared with $4.98 the previous year).

Demand for industrial units was particularly prevalent in Mississauga and Toronto’s east and west ends, where proximity to major transportation arteries is coveted.

Demand for commercial properties is strong, driven by a combination of low interest rates and a low Canadian dollar.

The office market segment is softer, but with a low vacancy rate.

Lease activity has held steady year-over-year. New office space stock is putting pressure on prices for existing stock, creating a more competitive market that is benefitting renters and also tenants considering subleasing.The asset classes that are seeing

Volume 14 Issue 11

49

Commercial Real Estate & Business Opportunities 8313781_4514

Bill Byers Sales Representative bill-byers@coldwellbanker.ca

TEMISKAMING REALTY LTD.,

RENT TO OWN Waterfront lots 2+ acres each on Long Lake, Charlton.

Asking from $59,900 each.

MLS 140274 & 132557

FORMER VARIETY STORE With 1+1 Bedroom apartment. Good sized lot with storage sheds & parking Residential & Commercial uses here. Asking $79,900. Latchford. MLS 141557

EARLTON HOTEL Large Bar/Restaurant licensed for 206 people with 36 person licensed patio. 2 bedroom apartment upstairs plus 9 hotel rooms, full basement, main downtown corner with plenty of parking. Priced to sell at $119,900.

MLS 141979.

E

IC

EW

N

PR

HIGHWAY #11 Great location for visibility & access. Surrounded by Hwy #11, #569 & Development Road. Fully fenced & graveled 2.34 acre property with 3 gated entrances.

40' x 60' 3 year old well insulated shop with office & storage. Lots of potential with general Industrial Zoning 9 miles north of New Liskeard. Asking $309,900.

MLS 140081

Central Ontario

GOWGANDA MOTEL 5 unit motel and 2 bedroom home on 2.66 acres in Gowganda. New shingles on both, needs work.

Unorganized Town, no zoning or building permits required. Many possible uses here. Asking $79,900.

MLS 141561.

EW

N

4114_DJW_4_0102

4114_DJW_4_0070 4114_DJW_5_0073

GORGEOUS WATERFRONT 142+ Acres surrounded by Crown land with year round road, hydro, & phone. Former hunting & fishing camp.

Unorganized Township gives you unlimited uses.

Miles of excellent boating, fishing, & hunting on the Montreal River. Asking $399,900. MLS 141712

E

IC

PR

4114_DJW_3_0142

New Liskeard, Northern Ontario

4114_DJW_6_0071

www.temiskamingrealty.com 1-866-557-1110 705-647-1110

BROKERAGE

Please say you saw it in The Commercial Investor

50

Commercial Real Estate & Business Opportunities

Volume 14 Issue 11

PUTTING THE PIECES TOGETHER USE MY EQUITY! – Part 2

L

Central Ontario

ast month we provided business rationale for considering free and clear equities as a viable investment vehicle. This month we offer a followup to that article via some REAL LIFE TRANSACTION EXAMPLES. Through personal involvement and third party observation, real life transaction closings of this formula are numerous. Examples include: Use of a free and clear land parcel as collateral to secure a Seller Take Back Second Mortgage for part or most of a down payment on an income property sale. The new conventional lender would not allow a second mortgage.

This formula allowed the buyers to satisfactorily close.

Purchase of a mid-sized company whereby Buyers pledged raw development ground as a credit enhancement to obtain bank loan plus cover a small loan to the seller for some Seller financing.

To close a transaction, Sponsor borrowed assets for a short period of time from Provider. Afterwards Sponsor closed on long term financing. Upon this new funding, the credit enhancement Provider property was released back to Provider. The initial added collateral allowed Sponsors to secure the initial debt.

Creation of a Lease/Option on a property by adding free and clear equities as collateral. Once rehabilitation, allowing new financing and closing, the free and clear equities were released.

Use of a blanket mortgage over the property being acquired, with off-site equity being used as additional security for the project. Create partial discharges for all or part of the security from under the blanket mortgage based on negotiated performance criteria.

No Money Down Buyer was able to acquire hospitality property through partial bank financing and Seller agreeing to take a safe off site 1st mortgage.

Sponsor had sold its property, with a pre-negotiated long term closing. In the interim, Sponsor found replacement property owned by Provider, suitable to Sponsor’s needs.

To allow quick closing of Provider property, Sponsor gave Provider a safe 1st mortgage on its property, in exchange for the deed to Providers property.

Provider owned development property, but had neither interest nor expertise in the development business.

However, the Provider acknowledged the profit potential

Darryl McCullough CCIM, Broker Royal Lepage Lakes of Muskoka Realty Phone: 705-641-8052 Darryl@royallepagecommercial.com

if taken over by qualified Sponsor. The Provider exchanged the title to the property to a new company (“NEWCO”), jointly owned by Provider and Sponsor. Deal was structured to give Provider a safety first position.

A wealthy, passive Lender foreclosed on a property and did not have the expertise or interest to develop. It was acknowledged that if Lender received all cash for this property, Lender would immediately seek to lend out the received funds again. The structure: a) Sponsor, through Provider, offered larger, safe 1st Mortgage on a separate approved property in exchange for free and clear title on foreclosed property + additional Lender cash. b) Sponsor gained free and clear development property + cash for the development of the acquired property. c) Provider did not sell its free and clear property, but created passive low interest rate 1st mortgage, in exchange for a high return JV position with the Sponsor. d) The passive Lender converted non active free and clear perceived problem property plus available cash into a comfortable safe debt instrument.

By Darryl McCullough CCIM, Broker Since 1972, Darryl has been involved, through institutional, marketing and joint venture vehicles, in acquisition, disposition, finance and consulting of transactions throughout Canada and the U.S.

Independently Owned & Operated

Please say you saw it in The Commercial Investor

11286082_4514

Volume 14 Issue 11

51

Commercial Real Estate & Business Opportunities

SERVING CENTRAL AND NORTHERN ONTARIO

Darryl McCullough CCIM Broker

705-641-8052

darryl@royallepagecommercial.com 11286085_4514

FOR THE DEVELOPER/ BUSINESS ENTREPENEUR. "OFF MARKET" OPPORTUNITIES

The emerging "Creative Economy" in Central and Northern Ontario is allowing creativity, knowledge, innovation and access to information that is about to drive economic development in exporting to a widening local, regional and global marketplace; Technology is allowing the exploration and pursuit of opportunities for growth in current strategic industry clusters, building on existing strengths, e.g. natural resources - water/trees/rock; environmental conservation; "green" building construction; arts and culture; aviation etc.

Through various current situations, we are currently consulting in a number of areas where "VALUE ADDED" real estate development and/or business opportunities are now emerging through lender driven directives, upcoming auction, personal age etc. etc.

MARKETPLACE "GAP ANALYSIS A "GAP" mindset comes from continual research and analysis of 5 key "Drivers". a) Is there a market? b) How deep in that market? c) What should be built? d) What rents or sale price are achievable? and e) What profit is available?

We assist in your decision making process through ongoing study of shifting demographics, competitive anylysis of lease rates and sale prices, supply and demand, political environment etc.

4514_DJW_0033

4514_DJW_0034

ALL IN THE CONFINES OF A BEAUTIFUL PEACEFUL LIFESTYLE

$950,000

A SIMPLE COUPON CLIPPER! LAND LEASE - $1,195,0100 NNN LANDLEASE: 6.7% CAP RATE

Great "NOW" multi-residential development opportunity in Town of Huntsville. Zoning is medium density allowing for many possibilities. Sellers are creative and flexible and are willing to consider a joint venture, exchange or partial exchange or will sell by phase with rolling options to purchase balance by phase. Call for back-up package.

Greater Sudbury. Excellent long term tenant with over 140 Ontario locations. Information package available.

4514_DJW_0035

SALE OR EXCHANGE! 40 ACRE "NOW" DEVELOPMENT SITE

$1,990,000

4514_DJW_0036

SALE OR EXCHANGE!

Development "SLICE and DICE" Opportunity. COMPREHENSIVE back-up package availabe including Market Gap study. Greater Sudbury. 23 acres commercial and 17 acres Future Development.

Signalled Intersection. Seller is creative and will assist.

4514_DJW_0037

Please say you saw it in The Commercial Investor

$365,000 MUSKOKA Prime Commercial/Investment property overlooking the falls in Baysville c/w vacant land component with several options for development and a 2 storey rental duplex that is generating a good income now. Zoned C2 Community Core Commercial.

4514_DJW_0038

Central Ontario

18 ACRE RESIDENTIAL DEVELOPMENT OPPORTUNITY

EASTERN ONTARIO

Featuring the Best Selection in Industrial, Commercial and Investment Opportunities

EASTERN ONTARIO SECTION

COVERING: Lindsay Peterborough Port Hope Bowmanville

Cobourg Trenton Belleville Kingston Northeastern Ontario

For advertising

contact Doreen Wills Tel: 1-800-268-0077 or 905-570-9283

doreen.wills@wall2wallmedia.com thecommercialinvestor@wall2wallmedia.com

Volume 14 Issue 11

53 8177055_4514

Commercial Real Estate & Business Opportunities

ProAlliance Realty Brokerage

BRUCE COOKE BBA, CCIM, SIOR

MATTHEW COOKE B.COMM MEAGHAN COOKE BA,

Commercial Sales Representative

Independently Owned & Operated

Office: 613-966-6060

E-mail: bruce@cookeproperties.com

$850,000 16 APARTMENTS 10% CAP

Sales Representative

Sales Representative

Office: 613-966-6060 Direct: 613-243-5146

Office: 613-966-6060 Direct: 613-243-3949

matthew@cookeproperties.com

$1,980,000 INDUSTRIAL 55,000 SF TRENTON

meaghancooke@hotmail.com

$375,000 INVESTMENT PROPERTY

Gross income $138K, excellent condition, 3.3 acre lot, 12 of the Located on 5.7 acre fenced lot on Hwy #401 in Trenton, 24 4,036 SF office building leased to Government Tenant. apartments were renovated in 2013, all new windows, located on the ft clear ceiling ht, 1200 AMP service, 7 loading doors, 75% 2 year lease at $52,000/yr. Long term tenant. Fantastic outskirts of London. $53,125 per unit. highway location in Belleville East.

3714_DJW_2_0090 leased, overhead cranes included.

2514_DJW_3_0092 3714_DJW_0084

$395,000 7,305 SF COMMERCIAL BLDG

$359,900 INVESTMENT PROPERTY 8.8% CAP

$249,900 COTTAGE ON MAZINAW LAKE

Former public school converted to a Legion and Church has had Leased @ $39,690/year plus utilities. Established tenant, good 3.5 acre lot with Western exposure, 354 ft of water frontage, 3 bedrooms, 700 ft of river frontage, 56 ft dock, screened in gazebo, fireplace, wood stove, crystal extensive renovation. Excellent condition on 6 acre fenced lot in location. Approx 7,000 SF, 1.5 hours East of Toronto. clear lake near Bon Eco Park.

2514_DJW_2_0094 3314_DJW_1_0133 3314_DJW_0120 the City of Belleville. Fantastic opportunity.

businessbarometer

Canada’s top entrepreneurial communities

CFIB ranks best places to start and grow a business in 2014

On the first day of Small Business Week in Canada – October 20, 2014, CFIB’s Entrepreneurial Communities report took an in-depth look at how 120 cities/economic regions support and promote entrepreneurship. It scored each of them out of 100, by looking at 14 indicators across three main categories (Presence, Perspective and Policy).

“There are multiple factors that determine a city’s entrepreneurial potential – from the drive of its residents to external factors such as property tax and investments in infrastructure,”said Ted Mallett, CFIB vice-president and chief economist.“This year, some of the top scores go to resourcerich regions of Canada – not only because of the resources they have, but also because being entrepreneurial has always been a deep-seated part of the psyche and culture of these areas.”

Top mid-sized cities include Lloydminster, AB/SK ; Fort McMurray, AB; Camrose, AB; Grande Prairie, AB; and

Brooks, AB. In Central Canada, entrepreneurial strength is found in Collingwood, Thetford Mines and Saint-Georges.

“Our cities were created by entrepreneurs,” added Mallett.

“They were the ones who took that first chance on a place, saw the potential and decided to make their livelihoods.

While each city has its own story of development and growth, one thing they all have in common is the entrepreneurial spirit that built them.”

CFIB is Canada’s largest association of small and medium-sized businesses with 109,000 members across every sector and region.

Top 10 overall scores, major cities (CMA population >150,000) 1. Calgary periphery 2. Edmonton periphery 3. Saskatoon 4. Regina 5. Kelowna 6. City of Edmonton 7. Toronto periphery 8. Guelph 9. City of Calgary 10. St John’s

Please say you saw it in The Commercial Investor

Score: (/100)

Change from 2013

70.8 68.1 64.1 61.6 61.2 60.7 59.7 59.4 59.1 58.0

+3.2 +3.9 -2.9 +0.7 +1.9 -0.2 -4.7 -0.2 +4.0 -0.1

Eastern Ontario

I

n its annual ranking of Canada’s best cities for starting and growing a business, the Canadian Federation of Independent Business (CFIB) is giving top billing to the communities around Calgary and Edmonton, followed closely by Saskatoon.

54 finances

Commercial Real Estate & Business Opportunities

Volume 14 Issue 11

CANADIAN BANKS NOT IMMUNE FROM PRESSURE OF REGULATORY CHANGE Striking a balance between sales and risk culture critical

A

ccording to EY’s annual risk management survey of major financial institutions around the world, regulatory changes – combined with other risks – are placing increased pressure on traditional business models, and Canadian banks are not immune.

“Canadian banks have been at the forefront of an industrywide effort to more effectively manage risk culture,” says Andre de Haan, EY’s Canadian Financial Services Leader.

“Still, shifting accountability for risk into the front-office and ensuring controls are in place and effective are ongoing challenges.”

According to Shifting focus: Risk culture at the forefront of banking more than half of banks (56 per cent) say achieving a balance between a sales-driven front-office culture and a risk culture is the key obstacle to strengthening culture.

“The front-office is under intense pressure to boost the bottom line,” says de Haan. “Traditionally, the front office has been focused on revenue targets and the risk responsibilities have been confined to not breaching limits.”

Many banks surveyed, however, believe the tools and clarity around accountabilities are not sufficient to make front office responsibility for risk real.

“Ensuring the front office owns the risks and feels responsible for the entire process requires changes to culture, systems and structures,” explains de Haan. “Especially with investors not willing to accept lower ROEs, striking a balance between a sales culture and a risk culture remains a challenge.”

According to the survey, 82 per cent of banks around the world have been reducing target ROE since before the crisis and more than half have reduced it further since last year.

OTHER KEY FINDINGS FROM EY’S SURVEY INCLUDE:

• 72 per cent of banks are strengthening risk roles and responsibilities and 68 per cent indicate they are working to reinforce accountability regarding risk management • 58 per cent of banks report they are having difficulty moving firm-wide risk appetite into the businesses and 70 per cent are still struggling to link business decisions to the risk appetite • 58 per cent of banks are aligning compensation with riskadjusted performance metrics “Coming out of the financial crisis, Canadian banks were an example of sound risk culture,” says de Haan. “But banks here can’t afford to rest on their laurels. Strengthening risk culture is an ongoing process, and essential to making overall risk appetite effective.”

EY’s 2014 risk management survey of major financial institutions, Shifting focus: risk culture at the forefront of banking, was completed in cooperation with the Institute of International Finance. The survey took place from January 2014 to April 2014 and involved participation from 53 IIF member firms in 27 countries. In top member firms by assets, CROs and other senior risk executives completed online quantitative surveys and participated in telephone interviews.

About EY:EY is a global leader in assurance, tax, transaction and advisory services. The insights and quality services we deliver help build trust and confidence in the capital markets and in economies the world over. We develop outstanding leaders who team to deliver on our promises to all of our stakeholders. In so doing, we play a critical role in building a better working world for our people, for our clients and for our communities.

EY is proudly celebrating 150 years in Canada. For more information, please visit ey.com/ca. Follow on Twitter @EYCanada.

EY refers to the global organization and may refer to one or more of the member firms of Ernst & Young Global Limited, each of which is a separate legal entity. Ernst & Young Global Limited, a UK company limited by guarantee, does not provide services to clients.

For more information about our organization, please visit ey.com.

Please say you saw it in The Commercial Investor

Featuring the Best Selection in Industrial, Commercial and Investment Opportunities

SECTION COVERING: Niagara Falls Niagara-on-theLake St. Catharines Thorold

Welland Fort Erie Beamsville Fonthill Port Colborne

For advertising

contact Doreen Wills Tel: 1-800-268-0077 or 905-570-9283

doreen.wills@wall2wallmedia.com thecommercialinvestor@wall2wallmedia.com

NIAGARA

NIAGARA

inthenews

BUSINESS SOUNDING ALARM ON ONTARIO’S DEBT AND DEFICIT

New report provides straightforward analysis of Ontario’s fiscal situation

O

ntarians should be very concerned about the province’s fiscal situation, according to a new report from the Ontario Chamber of Commerce.

The report, How Bad Is It? What Do We Do About It?, provides a straightforward account of Ontario’s current fiscal situation. It finds that while Ontario’s fiscal situation is better than that of many other countries facing fiscal problems, the province is likely to reach a state of crisis unless it cuts spending and changes the ways it does business.

The report finds that Ontario’s history of spending is unsustainable. In only seven of the past 25 years has the government balanced its books or achieved a surplus. As a result, the province has been digging itself deeper and deeper into the red. By 2016-17, interest payments to service the provincial debt are projected to consume ten cents of every dollar the government spends.

According to the authors, a tipping point may be closer than Ontarians think. With a slower growth future projected for the province, combined with the growing demands of a rapidly aging population, the need to deal with the fiscal situation now becomes all the more urgent.

A sustained state of poor fiscal health can hurt business confidence and makes the province a less attractive place to invest. According to a recent Ontario Chamber of Commerce survey, 93 percent of businesses in the province believe that eliminating the deficit should be a top priority for government.

“Ontario’s business community is concerned with where the province is heading,” says Allan O’Dette, President and CEO of the Ontario Chamber of Commerce. “There are a number of impending challenges, including an aging population, that will increase pressure on Ontario’s budget. Unless we act now to get our debt and deficit under control, these challenges will become much more difficult to deal with.”

The report also offers six approaches that the government can take to reduce its spending and move along a more fiscally-sustainable path. These approaches, which include adopting asset recycling and seeking alternative service delivery (ASD) opportunities, have been successful in reducing government spending while achieving key outcomes both abroad and in Ontario.

“By adopting models of success from other jurisdictions, we can move the province toward fiscal sustainability, while preserving valuable government programs and services,” adds O’Dette.“In doing so, we ensure that those critical institutions that we have benefitted from remain available for future generations.”

Visit occ.ca for more information. You can also access the full reoprt online at occ.ca/portfolio/how-bad-is-it-whatdo-we-do-about-it/

FAST FACTS: Over the previous fiscal year, the Government of Ontario spent $10.5 billion more than it collected in revenue. This will increase to $12.5 billion in 2014-15.

To attain its deficit-elimination goal of 2017-18, the government must reduce the deficit by over $4 billion per year for the next three years.

For 18 of the past 25 years, governments in Ontario have run a budget deficit.

Ninety-three per cent of businesses in Ontario believe that eliminating the deficit is an important priority.

Ontario’s net debt in 2013-14 was $267.2 billion.

The cost of servicing this debt was $10.6 billion, or $29 million per day.

Volume 14 Issue 11

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Commercial Real Estate & Business Opportunities

Ralph Roselli Sales Representative ralph.roselli@dtzbarnicke.com Direct: 905-329-4175

DTZ Barnicke Niagara Limited, Real Estate Brokerage 4056 Dorchester Rd. Niagara Falls, ON L2E 6M9

905-354-7413

www.dtz.com

COMPASS CENTRE, NIAGARA ON THE LAKE

2 & 6 PERMA COURT, ST. CATHARINES

2 Westwood Court & 303 Townline Road and Vacant Land Property features over 67,000 sf complex with additional lands for future development.

Low vacancy! Minutes from the Q.E.W. and the new Ivanhoe Cambridge Outlet Mall.

OFFERED AT $10,995,000.

4514_DJW_0043

2 Industrial serviced building lots available.

Offered at $175,000 each.

101 EASTCHESTER AVENUE, ST. CATHARINES

3,300 sf commercial building, fibre optics, full A/C, demised into 2 units Zoned E1 with many permitted uses OFFERED AT 395,000 4514_DJW_0045

1 WELLAND AVENUE, ST. CATHERINES

14 Unit Apartment Building 2 storey walk-up with full basement 7-2 bedroom, 5-1 bedroom, 2-bachelor OFFERED AT $815,000 4514_DJW_0046

Commercial Property with Large Parking Lot High profile corner with great exposure 3 storey building with 3 separate units OFFERED AT $395,000 4514_DJW_0047

131 DIEPPE ROAD, ST. CATHARINES

11-17 NEILSON AVENUE, ST. CATHARINES

3,800 sf warehouse unit in a well maintained and clean space. 16' clear ceiling height.

OFFERED AT $6.00 psf NET TMI $3.50 psf

25,000 sf free standing industrial building. Owner willing to build to suit. 14' ceiling height. Great Q.E.W. Exposure.

OFFERED AT $9.00 psf TMI $3.50 psf

Industrial units ranging from 1,300 sf to 3,000 sf.

Minutes from the new Ivanhoe Cambridge Outlet Mall.

OFFERED AT $6.00 psf NET TMI $2.75 psf

4514_DJW_0048

4514_DJW_0049

1

UN ON IT LY LE FT

188 BUNTING ROAD, ST. CATHARINES

4514_DJW_6666

16 DUFFERIN STREET, FORT ERIE

110 HANNOVER DRIVE, ST. CATHARINES 483 EASTCHESTER AVENUE, ST. CATHARINES

Office building for lease units ranging from 2,100 sf to 3,150 sf. Q.E.W. Exposure. Ample on-site parking.

OFFERED AT $10.00 psf TMI $9.80 psf

6,000 sf industrial unit. 3 phase 600 V, 16' clear ceiling height in warehouse. Loading dock 14' x 12' and rollup door.

OFFERED AT $6.00 psf NET TMI $3.50 psf

4514_DJW_0051

4514_DJW_0052

59 EASTCHESTER AVENUE, ST. CATHARINES

22-24 PERMA COURT, ST. CATHARINES

1,425 sf & 1,525 sf available. Units contain reception area, offices, washrooms and warehouse. 15' ceiling height in warehouse.

OFFERED AT $6.00 psf NET TMI $3.00 psf 4514_DJW_0053

1 ST. PAUL STREET, ST. CATHARINES

Office space available ranging from 1,200 sf to 3,750 sf.

Located at the VIA Rail Station. Ample on-site parking.

OFFERED AT $12.00 psf Gross 4514_DJW_0054

2,790 sf & 3,320 sf industrial units. 14' clear ceiling height. 208 V 3 Phase. Built out offices.

OFFERED AT $6.50 psf Gross 4514_DJW_0055

Downtown office building for lease. Various size configurations available. Ideal for professional businesses.

GREAT LEASE INCENTIVES AVAILABLE 4514_DJW_0056

BROKERAGE APPRAISALS MANAGEMENT

Connected Globally. Focused Locally.

Please say you saw it in The Commercial Investor

9866060_4514

Niagara Peninsula

NE

W

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IN

U IN TIL CL IT UD IES ED

G

5 GREAT WESTERN, ST. CATHARINES

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Volume 14 Issue 11

Commercial Real Estate & Business Opportunities

GREAT INVESTMENT/DEVELOPMENT LAND

Greg Howe Sales Representative

905-935-6838 gamhowe@sympatico.ca Niagara Region

905-358-9800 | 1-877-357-7346

11277217_4514

4240 BRIDGE ST., NIAGARA FALLS $550,000 18 room newly remodelled rooming house, and 4500 sq. ft. of commercial store frontage located directly across from VIA rail train station (and future GO train station), bus terminal and one block from lower United States border bridge.

2114_DJW_5333

Last large parcel of prime development/investment land in the Niagara-On-TheLake Business/Industrial Park. Close to all amenities, QEW, USA Border, airport and GTA. This vacant industrial land offers great potential being zoned prestige and light industrial. See listing agent for additional details. EVO Phase One available plus survey. Lot frontage on Townline is 266 feet assembling more or less 28.8 acres. At $150,000 per acre this is the least expensive and largest parcel available for development in this industrial park. Already established companies like Purolator, the new federal building, Clares Harley Davidson, Can-Pick Cranes, the New Huskys and the DOT to mention a few.

3714_DJW_2_0008

NIAGARA FALLS - EXCLUSIVE LISTING 57 unit apartment building in the heart of the new University College Campus proposal, "GO" Train service, and 1 block from Police station. Only $87,500 per unit. Good condition.

RICHARD M. OSWALD

Sales Representative e: roswald@homesniagara.com | c: 905.380.4667 b: 905.357.3000 | f: 905.356.5602 | tf: 1.800.216.4440

3714_DJW_2_0008

Niagara Real Estate Centre Inc., BROKERAGE

INDEPENDENTLY OWNED & OPERATED

3770 Montrose Road, Unit 1B Niagara Falls, Ontario L2H 3K3

HOTELS / MOTELS - 12 rooms to 132 rooms, in the heart of Niagara Falls tourist district, restaurants, apartments, garages, what ever you need in the Niagara District I will find it.

11282058_4514

businessbarometer

LANDMARK COMMITMENTS

from Visa and MasterCard to reduce fee pressure on small merchants

C

Niagara Peninsula

anada’s small business community is hailing new commitments that could bring an end to ever-increasing credit card fees that add $5-7 billion a year to the price of goods and services. Although the written commitments announced recently by Visa and MasterCard do not represent a massive reduction in the “swipe fees” charged to merchants, the Canadian Federation of Independent Businesses (CFIB) is confident they will reduce some of the cost pressure and end the regular fee hikes that have been the norm over the past five years.

“Small businesses will be pleased to see the first ever reduction in interchange rates in Canada,”said CFIB president Dan Kelly.“As merchants have endured years of regular rate hikes, almost as important is the commitment to freeze the average interchange rate for the next five years. These changes have come about as a result of years of CFIB’s lobbying efforts.”CFIB will be closely monitoring the new arrangements to ensure these fee cuts are passed on to Canada’s small businesses. “[This recent] announcement should be a win for consumers too,” Kelly added.

“Merchants have been forced to embed these rising fees in the cost of everything they sell, so reducing the cost pressure should help small businesses keep prices down.”The commitments represent an average 10 per cent reduction Please say you saw it in The Commercial Investor

in interchange rates. It is important to note that interchange rates are one of three parts that make up the processing fees merchants pay.

“After years of intense negotiations, CFIB compliments Visa, MasterCard and Canada’s banks for this important decision. In particular, small businesses are grateful to Finance Minister Joe Oliver and the late Jim Flaherty for their leadership in encouraging an industry-led solution,” Kelly stated.

CFIB also hopes to soon see further enhancements to the Code of Conduct for the Credit and Debit Card Industry that would bring more fairness and certainty for small merchants dealing with credit card processors. CFIB spearheaded the creation of the code in 2010, and has continued to lobby the industry and federal government on enhancements.

CFIB is Canada’s largest association of small and medium-sized businesses with 109,000 members across every sector and region.

Volume 14 Issue 11

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Commercial Real Estate & Business Opportunities

8494906_4514

1982

11292009_4514

“WE WORK HARD FOR YOU” SINCE

Get “SOLD” with CanaL City ReaLty LtD., BROkeRaGe

www.canalcityrealty.com

“The Good Guy”

4514_DJW_0097

$965,000

NIAGARA-THOROLD AREA Approx. 31,000 sq ft of pre-engineered construction. Zoned dry industrial. High exposure on Allanport Rd & easy access to Hwy 20, 406 & US border. Former Hudson Bay facility. Totally air conditioned building with 3-grade doors. Loading dock 12,000 sq ft of clear span addition with approx 10% of office space. Newer roof, fibreglass shingles, insulation. V.T.B. available. Bonded Warehouse

$629,900 COMMERCIAL NIAGARA/HWY 20 AREA 1.63 ACRES High exposure corner on Hwy 20 & Allanport Rd. Zoned Hwy commercial. Offers 1.63 acres, includes 2 residential dwellings. Zoned hwy commercial.

Estimated high traffic count of apprx 17,000 cars per day.

4514_DJW_0098

12 REGENT STREET, THOROLD $1750/M COMMERCIAL SPACE For Lease - Approximately 1310 sq. ft. Currently used as Doctor's office. Next to Tim Hortons.

Ample on-site parking. Brick building. Self contained free standing building. Available immediately. Call for details.

15 TOWPATH STREET, THOROLD FOR LEASE/SALE 2600 sq. ft total space for $399,900. 1000 sq. ft for lease of new construction.

Modern stucco exterior. Set up as a professional office.

Reception area, On-site parking. Professional office. Plenty of on-site parking. Close to downtown.

4514_DJW_0096

NIAGARA DEVELOPMENT... PRIME CORNER Development site zoned CC (Central Commercial). Easy re-zoning to permit multi-residential, apartments and condominium potential. Located in high traffic center of town and gateway to downtown. Site fronts on three streets: Sullivan Avenue, Pine Street and Towpath Street. Bus interchange across the street. Easy access to highway and U.S. Border. located in CIP area.

Please say you saw it in The Commercial Investor

Niagara Peninsula

905-227-5544

SERGE CARPINO Broker of Record Cell: 905-328-2220 serge.carpino@sympatico.ca

4514_DJW_0095

ADAM CARPINO Broker 905-246-3764 adam.carpino@gmail.com

Volume 14 Issue 11

Commercial Real Estate & Business Opportunities

Steven Kealey, BA, MSc

“Income Property Advisors”

Broker of Record

Phone: 905-734-6000 www.CastleQuest.ca

11269934_4514

60

Steven@CastleQuest.ca

Investment Real Estate, Brokerage*

www.IncomePropertyAdvisors.ca

11-Unit Apartment Building -- $595,000 Asking Price

Photo Tour Available at: CastleQuest.ca

Gross Income: $83,097 Down Payment & Closing Costs: Gas Expense: $4,224 20% Down Payment:$118,000 Hydro Expense: $3,665 Land Transfer Tax: $8,275 Water Expense: $5,089 Other Upfront Costs: $2,500 Property Insurance: $2,073 Total Cash Investment:$128,775 Maintenance: $4,056 Yearly Mortgage Payments: $36,253 st Vacancy Expense: $2,077 1 Year Positive Cashflow: $9,504 st Management Exp.: $3,244 1 Year Mortgage Paydown: $20,610 Property Taxes (2014): $12,911 Annual Appreciation (4%): $23,600 TOTAL EXPENSES: $37,339 Annual Return on Investment: $53,714 Net Income: $45,758 Total R.O.I. Percentage: 41.71% =================== ====== ======================= ======

To view a Photo Tour and Full Details of this income property & others, visit our websites at:

905-641-1110 Tony Tripodi cell: 289-241-6954 Garden City Realty Inc., Brokerage Independently Owned & Operated

Broker

tripodi@sympatico.ca

10331793_4514

www.IncomePropertyAdvisors.ca or www.CastleQuest.ca

INDUSTRIAL * COMMERCIAL * INVESTMENT

SPACE FOR LEASE SPACE FOR LEASE

NIAGARA FALLS

Central location, including major tenants as Shoppers Drug Mart, large medical office, large real estate office, dental, optometrist, hearing office, veterinarian and more. Lots of free parking.

Bakery and Cafeteria located in large retail plaza established business, with large sales amount. Long list of equipment. Selling due to health reason asking $595,000.

Niagara Peninsula

4514_DJW_1_0129

BEAMSVILLE Newer service plaza, with plenty of parking signage.

Tenants include Meridian Credit Union, Canada Post Office, several retail/office spaces. New restaurant.

Rates that you can't afford to turn down. Call now for details.

4514_DJW_0117

ST. CATHARINES – MEDICAL, PROFESSIONAL OFFICE SPACE FOR LEASE Looking for R.M. Therapist, Physiotherapist, Osteopath, Homeopath, Counselling and other related professionals. Low rental rates.

Lots of free parking.

Call Tony for more confidential details

4514_DJW_1_0123

Please say you saw it in The Commercial Investor

Featuring the Best Selection in Industrial, Commercial and Investment Opportunities

INVESTORS

The perfect place to list all of your businesses opportunities

For advertising

contact Doreen Wills Tel: 1-800-268-0077 or 905-570-9283

doreen.wills@wall2wallmedia.com thecommercialinvestor@wall2wallmedia.com

BUSINESS INVESTORS

BUSINESS

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Business Investor

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Commercial Real Estate & Business Opportunities

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Business Investor

Volume 14 Issue 11

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Volume 14 Issue 11

Commercial Real Estate & Business Opportunities

DOORS SALES AND INSTALLATION

WOMAN’S SPECIALTY APPAREL RETAILER

CNC MILLING AND TOOL FABRICATION

The Company sells and installs overhead doors, installing doors for new construction condominium and high-rise rental apartments and distributing equipment and parts.

Operating over 30 years - revenues are in the $5.5 M range and earnings in the $400K range.

Operating since 1992 with 12 stores located throughout key centers in Ontario, the business enjoys high margins with private branded products. Revenues are in the $5 million range and earnings in the $600K range.

The Company is engaged in heavy industrial and tool fabrication. Operating over 20 years in the GTA and with 25 highly trained employees, the Company generates revenues of $6 million with earnings in the $2 million range.

NDT PROVIDER

O

Company provides NDT/NDE training, products, and services. Clients are in power generation, oil and gas, engineering training/consulting, and other service industries. Located 1 hour outside the GTA. Revenues are in the $7.5 M range with earnings averaging in the $500K range.

ENGINEERING CONSULTING The Company provides engineering consulting to building services, municipal services, private enterprise, transportation, Crown corporations, bridge design, and geotechnical. It serves multiple cities, counties, and districts in Ontario. Company employs 114 FT and generates revenues in the $13.5 M range.

R DE UN FFER O

MANUFACTURER OF AUTOMATION EQUIPMENT FOR FOOD INDUSTRY

W ITY NE TUN OR PP

PLUMBING SERVICES COMPANY

Company operating in the GTA and specializing in all areas of plumbing – commercial, industrial, residential, service, installation and 24/7 emergency response. Well trained – 7 FT non-union employees and strong account base generate revenues in the $1.7 M range and earnings in the $450 K range.

O

OFFICE MAINTENANCE COMPANY

Business has been in operation for 10 years generating $1 Million in revenues with 7 FT & 73 PT employees.

Located in Southern Ontario - one hour out of GTA.

MFG. TOPICAL MEDICAL PRODUCTS

LIFT TRUCKS AND HANDLING EQUIPMENT

Company manufactures niche topical medical products considered Class II medical devices in the US and Class I in Canada. And a range of topical personal care products. Located in the GTA with 8 FT, the business generates $2.5 M in revenues and earnings in the $450K range.

The company sells, rents and services handling and racking equipment serving the farm and construction industry. Located one hour west of GTA with over 500 accounts, Company generates revenues over $4 million and earnings in the $450K range.

R DE UN FFER O

ATLANTIC PROVINCES MANUFACTURER OF KITCHEN CABINETS

Business Investor

Located in Southwestern Ontario the company provides advanced and robotic systems for poultry, beef, pork, cheese, sliced meats, readymade foods, and industrial washing systems for all segments of the food industry.

Revenues in the $6 million range and earnings in the $900K range.

W ITY NE TUN OR PP

The Company is a premier manufacturer of kitchen and bath cabinetry. Operating over 20 years the Company serves residential developers and retail customers along with commercial clients in its surrounding area.

The Company derives half of all revenue from first time buyers. Revenues are in the $2.5 M range and earnings in the $550 K range.

R DE UN FFER O

EQUIPMENT & DIES MFG.

Operating since 1993 and located one hour outside the GTA - the Company specializes in the design and manufacturing of stamping dies and special purpose equipment.

Revenues are in the $7 million range and earnings in the $2 million range.

“Selling Your Business is our Business” 416-780-0009 or 1-866-490-9991 Please say you saw it in The Commercial Investor

8157086_4514

H

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Sales Representative

8148414_4514

Mazhar Roshan HomeLife Results Realty Inc.

905.929.9800

Direct

905.318.3800 24 Hr. Pager 647.609.9463 GTA Direct mazharroshan@sympatico.ca

BROKERAGE

I have qualified buyers for up to $5m in commercial and investment buyers.

Call for details.

LARGE COMMERCIAL BUILDING - $114,900

6500 sq ft located in Town of Inwood on 3 roads, 15 minutes from Hwy 402, located between London, Sarnia & Chatham. Industrial manufacturing, storage, warehouse, auto repair, auto body & fender shop, paint booths installed. Also available next door property business equipment, shower stalls, drain, stamping machines & all equipment & tools for fibregass stamping can be bought separately.

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BAR AND EATERY - $129,900

BUSINESS FOR SALE - $49,900

DESIREABLE ANCASTER LOCATION

Long established Pizza store, surrounded by high rise buildings, very low rent and long lease, owner selling due to health reasons, good for family operation.

Purchase an established business for less than start up costs.

Located in Stoney Creek, doing over 10K per week, full equipped and licenced for 110 person, this is a turn key operation. Great for family business. Owner absentee operation. Just buy it and start making money, long lease, reasonable rent.

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PRIME LOCATION - $1,099,000

Rare find Commercial Plaza with anchor tenant. Net income is 104K, offered at 7% cap rate.

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On Upper James & corner of Airport Road. Over an acre of land. Property has 2 houses both rented for 1100 + 1000 and tenants pay utilities mixed use property with H-C3 zoning. Lots of future development potential. Buyer to do their own due diligence.

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FOR LEASE BRANTFORD

GREAT BURLINGTON LOCATION - $114,900

LAND FOR SALE 3 T LY F N LE O TS LO

PLAZA FOR SALE - $1,485,000

On Wilson Street at the corner of Hwy #52. Across from the Ancaster Fairgrounds. Brand new Esso Gas Station and a modern restaurant coming soon. 7 units to choose from, has 2 bay auto garage. Good for any type of retail, office, commercial, warehouse or other uses. Call listing agent for further details.

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Excellent investment opportunity for builder or your own home. Attractively priced bldg lots in prime Niagara area. Mins to QEW, Niagara Falls & US border. Nice country setting with munic water & n/gas avail. 12 lots to choose from, 1 with 4 acre parcel. Buyer responsible for costs, availability of permits, levies & dev charges.

price reduced

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RETAIL STONEY CREEK MOUNTAIN

D TE IVALER T L MO SE

price reduced Restaurant/Bar/Poolhall business, runs on short hours Monday-Saturday, 15,000 sq ft facilitiy with very reasonable rent and long lease, hands-on entrepreneur needed, lots of potential, showings after 2 pm.

Located in highly growing neighbourhood on Stoney Creek Mountain next to new Walmart & Financial Institutes, in a plaza with 3310 sq ft retail space available (can be divided).

Other tenants include drive thru Tim Hortons, Esso Gas Station, Avondale, Gino Pizza & many more.TMI is estimated 10.00 PSF, immediate possession avail.

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DOWNTOWN - HAMILTON $1,500,000

FOR LEASE - $15.00 PER SQ FT.

FOR SALE - HAMILTON

Location location location, property in downtown core Hamilton. Currently use as a worship place. Buyer to do due diligence regarding future use and property taxes. For more information and details call Mazhar.

Plaza location, busy Hwy 6 South, anchor tenants include Royal Bank, Pizza Depot, convenient store. Store front approx 931 sq ft, good for retail, office or any other use.

TMI is approx $6 PSF, immediate possession. Call for more details.

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Long established dollar store located on a very busy street in plaza location, doing around 400K yearly, sales with good margin of profit, reasonable rent and long lease available.

Asking $79,900.

Retail commercial space in strip plaza. Anchored by Tim Hortons. Close to 403 exit and rapidly growing commercial sector. Suitable for many kinds of retail, commercial or office uses, TMI for 2012 is $5.00 per square foot, call LBO for more information and showings.

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BUSINESS FOR SALE Long established mattress manufacturing business for sale, owner retiring. Lucrative opportunity for business enterpreneur, easy operation, money maker. Seller will provide full training and establish list, for more details call. REDUCED FOR QUICK SALE

UPPER JAMES HAMILTON Great location of long established Quizno Subs doing around 400K sales yearly. Long lease and very reasonable rent. Good for family operation.

CONVENIENCE STORE AVAILABLE Doing $12,000. Per Week.

Prime Location. Call Mazhar for more details.

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HIGH VOLUME CONVENIENCE STORE Doing approx.. $1M in sales per year. Lottery income extra. Reasonable rent . Long lease.

A money Maker! Great family operation.

East Hamilton location

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legallyspeaking

More than what you bargained for Inheriting tenants with a commercial property

U

sually a home or property inspector can give you a good idea of the condition of the real estate you are buying.

Unfortunately, the one thing an inspector cannot tell you is whether tenants will come with the property, and if they are any good.

Purchasing a commercial property with existing tenants can be a great way to hedge investment losses in the property.

In addition, having them there will save you the time and expense of advertising to fill vacancies and can help you secure financing for the purchase of the property.

However, beware. Having tenants brings with it exposure to several types of liability, in many cases dictated by the commercial lease in place and real estate law. As a landlord it is important to understand there may be certain obligations for which you are responsible and understanding these obligations is critical to ensure you get what you bargained for.

Prior to purchasing a commercial property where you will be inheriting tenants:

MEET THE TENANTS. It is important to discuss with them any complaints that they have with the property. This will help you gauge whether you will have a good working relationship with your future tenants, and will also provide valuable insight into potential issues with the property. If you have many tenants, or you do not want to deal with your tenants directly, discuss the options for engaging a property management company with your lawyer.

KNOW YOUR RIGHTS. When you purchase a commercial property, any leases relating to the property will usually be assigned to you at the time of closing. If you consent to this assignment you will be bound to the terms of those leases. For example, these obligations could require that you remove snow from driveways, install or

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maintain security systems, pay for utilities, etc. Generally speaking, existing leases and then the Ontario Commercial Tenancies Act will govern your relationship with the tenant going forward.

KNOW YOUR TENANT’S RIGHTS. The lease will describe your tenant’s rights and the remedies he or she has against you if a dispute arises. These remedies may include abatement of rent payments, court or arbitration, or even cancellation of the lease. Be sure to have a lawyer review the lease and explain how you may be exposed to liability.

REVIEW THE LEASES PRIOR TO PURCHASE. The leases will list your responsibilities to the tenant and vice-versa. These rights are impacted by the law relating to commercial tenancies as well. Be sure to make ‘Review the leases by your lawyer and that they meet his or her satisfaction,’ a condition of any agreement of purchase and sale. If you don’t like what you hear, it is not necessarily the end of the deal; you may be able to renegotiate the terms of the lease or the agreement of purchase and sale.

Commercial leases are very complex and intimidating documents; however, understanding your obligations and your tenants’ rights will allow you to feel comfortable knowing that your exposure is limited. These documents function to maintain stability, predictability and in short, the status quo.

Landlord-Tenant disputes often arise when a lease obligation is not being fulfilled or is unable to be filled, resulting in issues with the property.

Ideally, the landlord and tenant should keep a good relationship in order to be able to resolve these disputes amicably without resorting to the court system or other formal dispute resolution mechanisms.

Commercial leases require a lawyer familiar with the concepts and the law. Find a lawyer that has experience in the area because you will need a lawyer just as much after your closing as you did before.

Perhaps the most difficult part of writing these articles relates not to the actual writing, but thinking of a topic to address. Please mail, deliver or fax letters to the magazine or to us, use the website (schwarzlaw.ca), email (schwarz@schwarzlaw.ca), or phone us at 1-888-609-8888 and give us your questions, concerns, critiques and quandaries. We will try to deal with them in print or electronic form.

Jayson Schwarz LL.M is a Toronto real estate lawyer and partner in the law firm Schwarz Law LLP.

151 City Centre Drive, Suite 300, Mississauga, ON L5B 1M7

phone 905.268.1000 fax

905.542.2836 Member Commercial Division, Toronto Real Estate Board

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• New Construction • 9 units for sale • 1st mortgage with 40% down • Rent GUARANTEE • NET INCOME $175,000

RETAIL PLAZA SCARBOROUGH

$2,500,000

• 26,000 sq ft • Excellent location • Triple A national tenant • NET INCOME $192,000

INVESTMENT PROPERTY MISSISSAUGA

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INVESTMENT PROPERTY BRIGHTON

$2,900,000

• Brand New building • 1176 Sq ft • Near Highways

OFFICE - MISSISSAUGA

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OFFICE MISSISSAUGA 2708 SQ FT

$349,000

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• Fantastic main street location • 13 units • Long term tenants • NET INCOME $205,000

$4,150,000

• 4.5 Acre land • 15,000 sq ft manufacturing facility • Triple A tenant for 22 years • New Lease from Aug. 2014 for 5 years • NET INCOME - $60,000 $749,900

• Net income $42,000 • Investor or Self use (3 offices) • Dixie and Derry location • Excellent lease hold finishes • On 2 separate floors.

$569,900

• 14,200 sq ft • 50% occupied • NET POTENTIAL INCOME $312,400

BRAND NEW PLAZA - ORANGEVILLE

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$5,800,000

8471255_4514

INDUSTRIAL COMMERCIAL PLAZA - BRANTFORD

EARN 12% PER YEAR INVEST IN PROJECTS WITH OUR TEAM CALL 647-295-5501 FOR DETAILS www.connect2realestate.ca

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inthenews

REPORT CHALLENGES APARTMENT INDUSTRY, SAYS NOW IS THE BEST TIME TO INVEST AND BUILD NEW RENTAL STOCK Vaughan, Halton, Markham, Waterloo and Toronto all poised for strong growth

By Derek Lobo

A

report on the state of the Ontario Apartment Industry found the cities of Markham and Vaughan to be the best areas in Ontario to invest in purpose-based rental apartments.

“Vaughan and Markham have years of pent-up demand within its market,” says Derek Lobo, of ROCK Advisors Inc., whose company commissioned the report.“Vacancies are well below the provincial average and rents have increased well above the provincial average. There is plenty of repressed demand to fill any new apartments that open in the next couple of years, and more demand will be arriving in the years to come. ”The findings were part of the ROCK Apartment Report, a 72-page profile on the state of the Ontario apartment industry. The report profiled thirty-one of the largest and hottest apartment markets in the province, analyzing the towns and cities and offering frank advice on the best investment strategies for each.

“We looked at economic performance, job growth, the state of the current apartment market, trends in vacancies, rents, cap rates and supply,” says Lobo.“We’ve ranked those markets and we’ve put together a guide that will help developers, owners and investors acquire, manage and reposition, and then sell properties for the highest rate of return.”

The rankings are the most controversial aspect of the ROCK Apartment Report, but Lobo stands by the move. “The province of Ontario is not homogeneous, and neither is its apartment universe,” he said. “Some places offer better rates of return than others, and we’ve identified those areas and we have stated why.” Lobo further indicates, “there is too

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much pabulum out there, nobody has a real opinion anymore and they regurgitate head offices cautious talks and book end it with conventional thought.”

The rankings were reached after consultation with a number of independent analysts knowledgeable about their area of the industry.

The report found that confidence was increasing in the Ontario apartment industry. Having emerged from the 2008 recession in strong shape, factors have aligned to increase rates of return.

“Investors have found that owning an apartment remains a significantly less risky investment,” says the report.“Not only is the risk spread out among many tenants, but low-rate insured financing from the Canadian Mortgage and Housing Corporation have allowed building owners to refinance their debt at favourable rates.”

The ROCK Report’s profiles included favourable rankings for towns and cities like Ottawa, Markham and Oakville. Four cities in northern Ontario were cited as overlooked places to invest.“Investors are leaving money on the table by not tapping into the northern centres that are growing now. These well-established towns have sizable apartment markets, and times have gotten better in the commodities industry,” says one quote in the report. Although a number of centres were rated lower, Derek Lobo pointed out that the ROCK Report advised that no investor should turn down a good deal.“A poor deal in Markham isn’t better than a great deal in Niagara Falls,” said Lobo.

New Apartment Construction will be part of a three-day conference series hosted by ROCK Advisors in Toronto, April 20 to 22, 2015. For more information and to register for the conference, go to rockadvisorsconference.ca

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9853283_4912

9853283_4514 9853283_4912

FOR SALE - LONDON ATTENTION DOCTORS, DAYCARE PROF, RETAILERS, FINANCIAL SERVICES 11291487_4514

Andrew Casale Sales Representative

$279,900

905-691-7861 1-877-306-4776

acasale@sympatico.ca

Great investment or building for your own business! 1655 sq ft of finished space with another approx.

1500 sq ft in rear & second floor of building of unfinished space. Zoning Rrc1 that accommodates Retail Store; Day Care; Financial; Medical; Service Office; Studio. Vendor willing to lease out a percentage of space for a period of three years or vacate. Potential to generate excellent income. Parking for 5+ cars.

Lease out rear & second floor of building and potential to obtain 12-13% cap rate.

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Find Any Kind of Business ON YOUR MOBILE DEVICE 30,000+ LISTINGS 75% EXCLUSIVE (50 - 150 NEW LISTINGS DAILY)

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1,400+ BUSINESSES FOR SALE 400+ BUYERS 30,000+ Haves & Wants of www.iciworld.com OR www.iciworld.mobi FOR ALL MOBILE DEVICES

INDUSTRIAL, COMMERCIAL, RESIDENTIAL & INVESTMENT REAL ESTATE AS WELL AS BUSINESS OPPORTUNITIES

The Market ICI World Real Estate Network 131 Bloor St. W., Suite 200 Toronto, ON, Canada M5S 1R8

App Store

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416-840-6227 1-877-272-1721

BE SEEN IN THE

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Feature 2 properties and your agent photo in a full colour quarter page ad.

Reserve your space today! 1-800-268-0077 16G COM

THE COMMERCIAL INVESTOR SPOTLIGHT

SPOTLIGHT SECTION FOR SALE Brokerage

Independently owned and operated

GUY SCHEINER Sales Representative

4514_DJW_0040

Sutton Group - Admiral Realty Inc.,

ASKING PRICE: $2,265,000

19 Belmont Street

416.616.2466 Daily between 7:00am-3:00pm, please!

11291889_4514

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Exceptional 2-storey building!!!

Prime real estate in Rosedale/Yorkville area with private parking. Both buildings are attached at the back.

There is a connecting door between the two houses and both properties must sell together.

20 Roden Pl

Lot size: 24.83ft x 48ft Total area: 1600sf + basement space Zoning: R3Z1.0 (commercial and residential use)

Lot size: 25ft x 24ft Total area: 800sf + basement space Zoning: R3Z1.0 (commercial and residential use)

BEER & LIQUOR HOME DELIVERY SERVICE 11291743_4514

FOR MORE INFO

glen.vardy@me.com

No Inventory No Leases • Turnkey Operation • Existing Clientele

Fast Growth Rate Excellent Profit Potential • Territories Ranging From $20,000 and up

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8 Toronto areas are available. Also Pickering/Ajax, Milton, Peterborough, Brantford, Kitchener, Guelph, Cambridge, Newmarket, Vaughan, Markham, & Windsor.

PLACE AN ORDER AT www.BeerStoreDelivery.ca or 1-866-797-2424 | Facebook.com/dialabottleworldwide

ATTENTION INVESTORS/DEVELOPERS! Exit Realty Hare (Peel) Brokerage

Independently Owned & Operated

Eugene Dignum

Stephen Dignum

Sales Representative

Broker

Corner parcel borders the Mayfield West Plan area. Not in Greenbelt.

Great opportunity to invest. Located within Alloa Group Plan slated for future development.

Approx 97 acres. List

32 ACRES FOR ESTATE LOTS! Prime opportunity to develop for Estate Lots in prestigious Palgrave Community in Caledon. Services available at the lot line....Gas and Water. Adjacent to existing development.

Easy access to Hwy 9 and Hwy 50. Great for commuting to Toronto via 400/404/410.

List Price $10,000,000

$1,499,900

4514_DJW_3_0012

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1.866.297.3948

www.eugenedignum.com

BE SEEN LIMELIGHT IN THE

Highlight your hot, new and unique listing.

Feature 2 properties and your agent photo in a full colour quarter page ad.

Reserve your space today! 1-800-268-0077 COMMERCIAL PROPERTIES • BUSINESS OPPORTUNITIES • FRANCHISE OPENINGS & MORE!

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COMMERCIAL, REAL ESTATE & BUSINESS OPPORTUNITIES 10228647_4514

Bill Bradley

Sales Representative

416.258.6866

Independently Owned & Operated

exitwithbill@gmail.com

Unit 2, 1240 Speers Rd., Oakville ON 416.258.6866

4114_DJW_1_0067

PARADISE IN GRENADA

Certificate of Excellence 2013 & 2014 Winner

Jenny’s Place

One of the best 10 Carribean hideaways to spend your holidays on a beautiful sandy beach.

Called Grane Anse Beach with The Edge Bar & restaurant for your Enjoyment at discount prices. $175.00 per night. Special on longer stays.

EXCELLENT INVESTMENT. $2,400,000.

1251 WHITE LANE, OAKVILLE Approx 5000 sq ft 2 storey brick home with double garage plus wheel chair accessible on a large ravine lot with swimming pool, hot tub, cabana, large patio for summer enjoyment. The home has a large living room, dining room, kitchen, family room, 2 pc bath and office on the main floor. The 2nd level has 5 bedrooms and 5 bathrooms. The lower level has a home theatre, 2 bedroom, and games room. This home has everything you want and is in move-in condition. Call Bill Bradley.

SPECIAL PRICE $979,000

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BEAUTIFUL RETIREMENT HOME (BUYERS ONLY) A 40 unit approx. beautiful Retirement Home for sale in Excellent condition. Very profitable with 10.5% Cap return on your money.

Where do you get that % return on your money today? Please call me and come into my office to discuss this lovely property. Price is negotiable. Buyer only to be verified. Call Bill Bradley 416 258 6866.

Strip plazas available in the Province of Ontario, from $1,000,000 to $15,000,000. Call Bill Bradley IF you are interested in buying one or two (BUYERS ONLY) 18G COM

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Commercial Team In Canada! *

Commercial Team In Canada! *

COMMERCIAL www.PBcommercialteam.com

BUILDERS DREAM! DON MILLS/LAWRENCE OFFICE SPACE! DEVELOPMENT SITE - $4,888,000

PRIME AUTO LOCATION

• Turn-key development opportunity • Zoned for mixed-use development w/ density 3.39 times greater than site • 37,867 Sq Ft • Approved plan for 142 residential units • Approved plan for 6,124 Sq Ft of ground level retail

• Currently used as bowling withsq. ft.

Stunningally 3383 office space in rarely offered, modern class 'A' • No competition! Only new-building office building at prime in area 'Shops at Don Mills' • Excellent transit options: Vally,medilocation!Don Current Eglinton, Victoria Park, O’Connor. cal office w/hundreds

of thousands in superb leaseholds. Can be COMMERCIAL used for any professionTurn-key 4,354 sq. ft. automotive operation in modern high traffic Mississauga Plaza! www.PBcommercialteam.com al use; tons of windows/ Previous Goodyear location at busy Dundas/Mavis intersection. Beautiful exterior w/ EXCLUSIVE - $8,800,000 - PRINCIPALS ONLY great views! $18.95/Sq amazing street exposure! Large reception/sales area, huge garage w/ 19+ft ceilings, Ft. Net. large mezzanine, 3 front bay doors & 3 rear bay doors! $23.50/sq. ft. net. 4514_DJW_3_0075 4514_DJW_0078 • Retail plaza w/major bank as • Tons of parking

TORONTO EAST RETAIL PLAZA

BUILDERS DREAM!

$4,888,000 anchor tenant DEVELOPMENT SITE - • Prime East Toronto location LEASE - DANFORTH MAIN/DANFORTH SUBWAY DURHAM •• Turn-key development opportunity • used as bowling ally with Over 18,000 Sq Ft RETAIL/OFFICE/MEDICAL in 2 bldgs RETAIL/OFFICE BUILDING EQUESTRIAN PROPERTY •Currently Development potential • Zoned for mixed-use development w/ Excellent 2,314 • density 9 total units sq. 3.39 ft. Danforth • No competition! Only new-building times greater than site building w/ Retail/ • Over 1.5 in area • 37,867 Sq Ftacres Office/Residential uses!

Steps • Excellent transitKINGSTON options: DonRD Vally, • Approved plan for 142 residential unitsMEDICAL EXCELLENT MARKHAM ATTENTION to Main subway Eglinton, Victoria Park, O’Connor.

INVESTMENT SERVICE PROVIDERS! RETAIL SPACE • Approved forc 6,124 Sq Ft of ground station plan w/terrifi

VIC PARK/DANFORTH SUBWAY RETAIL/OFFICE BUILDING

EXCLUSIVE - $8,800,000

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buildings on property. Tons of potential! $1,434,800 TORONTO EAST RETAIL PLAZA

TORONTO EAST RETAIL PLAZA

• Retail plaza w/major bank as • Tons of parking anchor tenant • Prime Toronto location Rd Ft basement!

Major Warden/Kingston redevelopment site!! Ravine prop- dental hygienist. Prime Danforth lo- Sq East intersection! Excellent terms & 6 months FREE erty! Industrial & townhomes + utilities • Development • Over 18,000area!

Sq Ftcation! in 2 $850/mo bldgs exclusive potential RESTAURANT rent! $10.85/ SqEXCELLENT Ft - Call George 416-554-7653 $488,000 TORONTO Call George 416-554-7653” STEELES/KEELE MARKHAM INVESTMENT OFFICE/RETAIL • 9 totalSPACE units VE • Over 1.5 acres SI LU C EXCELLENT MARKHAM ATTENTION MEDICAL KINGSTON RD EX INVESTMENT SERVICE PROVIDERS! RETAIL SPACE

www.PBcommercialteam.com | Team@PBTeam.com SI

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5071 Highway 7 E., Markham ON L3R 1N3

VE

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UXBRIDGE LAND

EX

*Based on Re/Max Canada commissions in 2014 1st Q • Retail Plaza with Major Bank as Anchor Tenant • Prime East Toronto Location, Major Intersection!

• Over 18,000 Sq Ft! Excellent 1127 square foot office/retail • Two Buildings, 9 Totalacres!!!

Units! space at Spacious of Lawrence/Warden!

PRIME Markham land!

Approx 48 beautiful Prime 1 acre+ • Over 1.5 Acres just in Prime Area! from 16th unit Ave/Markham with bathroom, dropRd. ceiling in newly Potential road exposure minutes • Development Potential! modernized plaza! $14.95/SF Net.propredevelopment site!!

Ravine • Parking for Over 60 Cars! 4514_DJW_1_0151 4514_DJW_3_0076

EX

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SI

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EX

Prime Danforth/Vic Park commercial building!

1,888 sq. ft. w/retail & office spaces. Close to subway w/excellent Danforth exposure! Original owners since 1983! Current main floor chiropracApprox 48 beautiful acres!!! Prime tic clinic and 2nd floor office! Amazing opporturoad exposure just minutes from nity for owner/user. $688,000.

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level Danforth retail

exposure and directly across from CaTurn key retail/office space! Prime location!

Private10 acre lot w/3,000 Sq Ft ranch bunnadian Tire! PoDanforth Exposure!

Potential uses: medical, galowONLY and equestrian facilities for horse tential $46,200 EXCLUSIVE - $8,800,000 - PRINCIPALS dental, lawyer, accounting, office +++ Any reshows/events/boarding! 170X80 heated gross annual intail! Beautifully finished w/great lease terms! 2 indoor arena, beautiful tack Rd room, come! $668,800.

Sq Ft of PRIME Kingston retailgrassed space w/ 1 acre+ of PRIME Markham land! Your opportunity is here! Share rent, 1,750 chairs & approx. 60K in leaseholds at no cost paddocks+++ Close to 11,000 acres Gaexcellent Kingston Rd exposure! Includes 1,750 16th Ave/Markham Rd.4514_DJW_2_0092 Potential utilities & 1,100 SqFtFtNet. w/professional to new tenant! $12/Sq. naraska Forest. $719,900 4514_DJW_3_0077 4514_DJW_4_0074

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UXBRIDGE LAND

Own your own restaurant! Established over 20 years! Turnkey operation, 65 seats,

LLBO license, and isallhere! chattels.

Great loYour opportunity Share rent, cation with heavy business & ofutilities & 1,100 Sqtraffic, Ft w/professional fices. Open 6 days/wk, 7:00am-7:00 dental hygienist.

Prime Danforthpm. lo$150,000+ in sales! $64,800 4514_DJW_1_0133 buildings on property. Tons of po- erty! Industrial & townhomes area! cation! $850/mo + utilities tential! $1,434,800 $488,000 Call George 416-554-7653”

1 acre+ of PRIME Markham land! 16th

1,750 Sq Ft of PRIME Kingston Rd retail space w/ Ave/Markham land!

16th Ave/Markham Rd. Potential site!! Raexcellent Kingstonredevelopment Rd exposure! Includes 1,750 property! Industrial & townhomesRd Sqvine Ft basement!

Major Warden/Kingston area! $588,000 intersection! Excellent terms & 64514_DJW_2_0091 months FREE rent! $10.85/ Sq Ft - Call George 416-554-7653

www.PBcommercialteam.com | Team@PBTeam.com 5071 Highway 7 E., Markham ON L3R 1N3 *Based on Re/Max Canada commissions in 2014 1st Q

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