Prime Muskoka Commercial Property! Investors / End Users / Live & Work! 11 acres with 700ft frontage Windermere & Raymond Road (Muskoka Lakes) High visibility. Year-round traffic! 3000 SF commercial building incl 1000 SF 2-bay auto repair shop with 2023 clean ESA parking for 35 cars! Plus 1000 SF renovated 3 bedroom bungalow! Zoning allows for multiple uses including Cannabis retail!
100 Acre Operational Poultry Farm. Well maintained 4 bdrm, 3 bathroom bungalow with 1.5 car attached garage, new metal roof, and overlooking pastures and green space. The property features 78 acres of highly productive systematically tiled farmland, 15 acres of forest, and 2 heated workshops. There are 3-2 level poultry barns completely renovated in 2016 compete with new bathrooms in each and large gravel truck yard with catch basins. www.8388concession3.com MLS
Proposed multi-residential redevelopment site in Downtown Kitchener. This opportunity consists of six adjacent properties totaling 0.754 of an acre. Presently operating as an income-generating multiresidential asset. Zoned SGA-4 (no height, density or parking restrictions). Redevelopment can range from 700 to 900 residential units. Seller may consider VTB.
1.796 acres of Commercial Land available for sale. Located on the North side of Victoria Street North between Lancaster Street West and Conestoga Expressway. High traffic artery. Located on public transit route. C-6 zoning allows for a variety of permitted uses some of which include tradesman and contractor’s establishment, commercial parking facility, convenience retail, repair service and more. Utilities located at the street.
CLARINGTON & DURHAM GOLD MINES!
Royal LePage Frank Real Estate, Brokerage OFFICE: 905-623-3393
4 Acres Prime Land. Full Municipal Services Available. Ideal Commercial/Industrial Development Site. 530ft Frontage + 2 Entrances & Rental Income.
$3.5M – OUTSTANDING DEVELOPMENT SITE IN OSHAWA
11,500 SQFT Commercial Building With Tenants + Upgraded R5-B Zoning for Medium Density. Unique Property w/ 200k PLUS in NET Cashflow Potential!
BEST STORE OPPORTUNITY IN CLARINGTON!
Exceptional Location on HWY #2 / King St. +/- 12000 SQFT @ ONLY $12.00 PSF net. Former Home Hardware – Ideal for Recreation, Outlet Sales. Tons of Parking
NEVER PAY RENT AGAIN! OFFICE IN BOWMANVILLE
Free Standing Bungalow w/ Commercial Zoning in Excellent Condition. Paved Parking: Ideal for Small Business or Rental Income. New Reduced Price $709,000.
CLARINGTON’S FINEST OFFICE SPACE - $16PSF NET
Fabulous Triple A Space: Ideal for Health Services, Engineering, Training, Co-Working, Day-Care. Mins From HWY 401, High Quality Amenities + Security.
31.5 ACRES INDUSTRIAL LAND ON HWY 401 AND HWY 115
Beautiful Flat, Accessible, and Visible Industrial Land in Perfect Location for Investors, Developers, and Users. Rare Find in High Growth Durham Region! Call for Pricing
END-USER DREAM – 1.5 ACRES IMPROVED INDUSTRIAL LOT
Dual Frontage Corner Lot With Paving + Fencing And Tenant Income + DD Reports. Great Chance to Buy + Develop Your Own Building! For SALE at $1,700,000
BOWMANVILLE
THESE TYPE OF UNITS NEVER LAST
• 36 EMPLOYMENT ZONED CONDO UNITS
• EVERY UNIT HAS A LOADING DOOR
• 1,300 SQ.FT. AND UP, FROM $410/SQ.FT.
• 2023 Q4 OCCUPANCY
• WALK TO LEASIDE RETAIL AMENITIES AND LAIRD/EGLINTON LRT STOP
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BDC study: Strong online presence drives growth
Growing a business online results in higher revenues, direct communication with customers and easier access to global markets, according to a new study released in July by the Business Development Bank of Canada (BDC).
The study indicates that although being online fuels growth, only four out of 10 Canadian small and medium-sized enterprises (SMEs) with an online presence sell, receive and take orders online. Consequently, 60 per cent of Canadian SMEs are missing huge growth opportunities.
“Still too many Canadian entrepreneurs leave money on the table for grabs by Canadian and foreign online competitors.
Considering worldwide retail e-commerce sales are expected to double between 2018 and 2021, it is vital that Canadian business owners take their digital presence seriously,” says Pierre Cléroux, vice-president, Research and Chief Economist at BDC. “A strong online presence should be at the heart of
any business that wants to continue growing and remain competitive.”
The study is based on a survey of 1,485 Canadian businesses with an online presence and with national or international activities. Although most Canadians are buying online, close to half of all Canadian SMEs didn’t have a website in 2017, according to Statistics Canada.
Growing online: Worthwhile but challenging
The study finds that businesses building a market expansion strategy on top of an online strategy are more likely to enjoy higher revenues and profit growth. They are also close to three times more likely to export. However, SMEs face a variety of challenges when growing
their business online, such as data protection and security (32 per cent), lack of knowledge of Internet technologies (25 per cent) and the difficulty of hiring and retaining qualified talent (24 per cent).
Only 15 per cent of respondents identify the cost of setting up an online store as their top challenge. Businesses that expand online spent on average $37,458 on their website and $29,210 on their online marketing in the last three years. Larger businesses tend to spend seven times more than smaller businesses to optimize their online presence.
Planning is key
“The first step in expanding online into new markets is to get your online strategy right. Then, you can build your market expansion strategy on top of it,” says Philippe Desjardins, business advisor at BDC Advisory Services.
“As in many business opportunities, planning is the best way to achieve long-term, sustainable success and avoid common pitfalls.”
The study also identifies six online practices businesses can follow when expanding to new geographic markets:
1. Measure your business’ website performance
2. Improve your visibility with search engine optimization
3. Invest in search engine marketing
4. Continually tweak your website to meet customer expectations
5. Make your online expansion plan the core of your strategic plan
6. Personalize it with customization CI
Source: Business Development Bank of Canada. bdc.ca
AVAILABLE FOR LEASE
AVAILABLE FOR LEASE
Options and credit practices in export financing
Exporters doing business in unfamiliar territory can expect higher risk, and those additional financial and political risks may require extra financing. To develop a clear and concise export financing plan, you must assess a number of issues.
Working capital
Prospecting and operating in foreign markets usually requires a greater investment than the same operations would need at home. A single large order or many small orders from overseas can affect your productivity and inventory capacity, and in some cases, foreign buyers may request longer payment terms, which can affect your working capital.
Political risk insurance
Not all importing countries enjoy the political, social and economic stability to which we are accustomed in Canada. Special insurance policies are often necessary, particularly to protect overseas investments. The Export Development Canada’s (EDC) Export Protect product insures transactions against nonpayment by foreign buyers. EDC will help collect
your funds in cases of breach of contract, nonpayment, expropriation or political instability.
Payment guarantees
You may be dealing with clients and intermediaries you hardly know, in an economic context that is foreign to you. Take extra precautions and expect complications, such as late payments and fluctuations in exchange rates. You should have a plan of action in place before such problems arise.
EDC also offers loans or credit lines to foreign buyers to encourage them to purchase goods or services from Canadian companies. In this way, a Canadian business can make what amounts to a cash sale, and
EDC will collect the payment. EDC’s Accounts Receivable Insurance (ARI) protects your business against foreign buyers who can’t or won’t pay up. It covers up to 90 per cent of the value of the sale.
Security for foreign distributors or clients
The people you will be doing business with abroad do not know you, so they may ask you for guarantees. That is particularly true in the public, agriculture and food sectors. The Canadian Commercial Corporation (CCC) offers foreign buyers security by providing a Canadian government-backed guarantee of contract performance. The agency offers a range of pre-
contract, advisory and post-contract services.
Long-term financing to purchase fixed assets
As your export venture thrives, your productivity and capacity will need to grow, meaning you may be required to plan for long-term financing. BDC financing products for present and future Canadian exporters combine long-term financing and flexible repayment options. BDC can finance the equipment purchases, retooling and increased inventory that exporters often need. It can also offer commercial real estate financing should you outgrow your current facilities.
Cash in advance
When a domestic buyer has a good credit rating, sales are often made on an open account. However, this approach fully exposes the seller to credit risk until payment has been made. When exporting, there are several ways to protect your sale. One option is to consider asking for cash in advance. This relieves you of collection problems and allows immediate use of the money. Wire transfers are commonly used. Keep in mind that payment by cheque may result in collection delays of up to six weeks. If you accept credit card payments, beware of fraud.
Letters of credit
A letter of credit is essentially a financial contract between a bank, its customer and the beneficiary. It outlines the conditions under which payment will be made. The buyer generally specifies the conditions, which usually include provisions of insurance forms, bills of lading, customs forms, various certificates and the like. Think of these documents as ways of safeguarding
the integrity of the purchased product.
Collections
Collections are usually the responsibility of the exporter’s bank. There are two types of collections: Documentary and draft/clean. In a documentary collection, your bank deals with a foreign bank and sends payment instructions. A documentary credit means you are entitled to receive payment once the shipping and commercial documents have been presented to the foreign bank. A draft/clean collection is similar to a cheque. The buyer sends a draft while waiting for the shipment to arrive, and the exporter transfers the product when the draft clears. A draft carries a risk similar to that of a cheque, as it may be not honoured.
Open accounts
This is the riskiest payment option, as the risk falls entirely on the exporter. Buyers and sellers will typically negotiate a payment deadline of 30 to 90 days or even longer, depending on the relationship and transaction. If you are considering this form of payment, you need to have a clear understanding of all political, economic and commercial risks involved.
Dealing with payment problems
If negotiations with your customer fail, you should obtain the assistance and advice of your bank, legal counsel and other qualified experts. Since arbitration is often faster and less costly than legal action, this step is preferable, provided both parties agree to take their dispute to an arbitration agency.
For more information, go to bdc.ca CI
Beautiful, renovated and well-maintained multi-storey, multi-tenant, retail/medical/ office investment plaza for sale. All of the current tenants are in the medical field. Ample Parking. The property is currently leased to 8 individual tenants. The zoning is COMMERCIAL RESIDENTIAL THREE ZONE (CR-3) which allows for many uses. Long-term leases in place with quality tenants. Interested parties can contact listing agent for a property brochure and confidentiality agreement.
This concept has already addressed a basic need numerous GTA business owners have. Bypass all the
challenges and fire up your core
without further delay. Call us for more info.
SINGLE TENANT
COMMERCIAL OFFICE BUILDING FOR SALE IN QUINTE WEST
• 5,591 sqft commercial building located in Quinte West
• The entire building/site is currently leased long term to a commercial Tenant on a 100% carefree basis to the Landlord
• The building was built new for in 2018 to superior standards and quality
• Don’t miss out on this exceptional investment opportunity!
$1,975,000
MLS# X11938079
• This unique investment property offers an excellent combination of commercial and residential income potential
• Property features three commercial units, nine residential units, and a tenanted commercial lot of land
• The commercial units include a 900 sqft garage, a 1,000 sqft warehouse with two offices, and an 850 sqft unit with two office spaces
• The residential component consists of seven 2-bedroom apartments and two 1-bedroom apartments
• The property includes one main building that houses the three commercial units along with three residential units
• Additionally, there is a separate residential building containing four more residential units, as well as two mobile homes on the property
$2,400,000
• Located just outside of Wellington, PEC
• This 17-acre vineyard supplies grapes to a local winery
• The property features 146 rows of 8 ft highdensity vines
• Grape types including 6.58ac Pinot Noir, 3.52ac Chardonnay, 2.88ac Pinot Gris, and 1ac Melon de Bourgogne
• Planted in Hillier clay loam soil
• Zoned RU-1, this property opens the door to diverse possibilities, such as a charming bed-and-breakfast, or designing your own single detached dwelling
• Whether you choose to develop this land or leave as is to expand/create your own thriving winery experience, the possibilities for this property are endless
• Conveniently located on the Millennium Trail in PEC, this vineyard offers a perfect blend of seclusion and accessibility
$1,595,000
MLS#: X11938347
• 94-Acre site
• Located less than 4 km from Highway 401
• On the banks of the Trent River
• Previously used as a pulp and paper mill since the early 1900s.
• The existing buildings have been decommissioned and have now been scheduled for demolition throughout 2025
• Approximately 60 acres of the site will be usable after demolition and remediation of the lagoons (to be back-filled)
• The remaining 34 acres is an active, non-hazardous dump site with available capacity for onsite disposal of materials used in production or site remediation
• The site offers a direct rail spur to the CP main rail line
• The current 15.5 Megawatts of power servicing the site will remain available for the next user
• Zoned GM
$14,000,000
MLS# X12104832
TURNKEY INVESTMENT OPPORTUNITY FOR SALE IN QUINTE WEST
• This income generating property features two fully tenanted buildings offering a steady revenue stream
• Building #1 consists of 7 residential units and 1 commercial unit
• The residential units include 4 two-bedroom apartments and 3 one-bedroom apartments, catering to diverse tenant needs
• The commercial unit is an 800 sqft garage/workshop
• Building #2 offers 2 residential units: a ground floor 2-bedroom apartment and a basement 2-bedroom apartment
• With reliable tenants in place and a mix of residential and commercial income, this property presents a fantastic opportunity for investors looking to expand their portfolio.
$1,398,000
MLS# X11938246
• A great investment opportunity awaits with this commercial property
• Currently home to Hollandale Landscaping and Garden Centre
• Situated on a 5.39-acre lot with 580 feet of frontage
• Business has been thriving for over 70 years
• Hollandale’s legacy as a trusted garden center and landscaping service is wellestablished, making this an ideal investment for those looking to step into a prosperous business or repurpose the land for other commercial ventures
• Asking price includes the land and buildings only, with the equipment and inventory negotiable
• The property features a 1,500 sqft retail storefront
• The retails space then opens up into five greenhouses totaling 8,800 sqft, two of which are heated and ventilated, allowing for year-round operation
• There is a 1,000 sqft dry shed with three bay doors
• Additionally, there is a 1,200 sqft workshop with a 10x10 drive-in door
• Complementing these are two hoop houses, covering a total of 3,800 sqft, offering versatile space for growing or storage
• Zoned Commercial Rural (CR) this property allows for a variety of uses, including a banquet hall, a farm produce retail outlet, hotel, building supply outlet, personal service shop, and many more
$1,498,000
MLS#: X11953467
COMMERCIAL BUILDING FOR SALE IN STIRLING, ON
• The Trenton Logistics Center will be a new, “”build-to-suit”” opportunity for industries looking to relocate or grow in the hub of Eastern Ontario
• The total site size is approximately 10.5 acres
• Site is approved and shovel ready for a pre-engineered 141,200 sqft building footprint
• Being only 6 minutes from the Glen Miller Road exit, this site has quick and easy access to the 401
• This site provides efficient access to vital transportation routes from Toronto, Ottawa, Montreal, and major markets in the United States
The Developer is prepared to work with a Tenant/Buyer regarding their specific building needs
Final sale price will be subject to Buyers final building specifications
Estimated lead time for occupancy is 18 months from contract date.
VACANT LAND FOR SALE IN BELLEVILLE
• Current zoning is RU
• Future Residential Development Opportunity!
• Located at the North end of Bellevilleone of Eastern Ontario’s fastest growing cities
• The site is 4 minutes from the 401
• The property is 36 acres between Vermilyea Road and Sunningdale Drive
• Approx. 1000 ft of lot frontage
• Once introduced to the urban serviced area, based only total lot size and official plan policies the following maximum unit counts are possible: low density = 364 units, medium density = 874 units, and high density = 1,676 units
• City of Belleville currently considering expansion of the official plan due to the rapid growth and overwhelming demand for new homes in the region
$2,800,000
• This turnkey banquet facility is a prime waterfront property located in Corbyville, ON
• Just minutes north of the 401
• Sits on the Moira River
• Known as one of the most sought-after wedding and special event venues in the Quinte Region, it was formerly operated as the “River Inn” and “Henry’s Place”
• The building spans approximately 3,420 square feet and includes a spacious outdoor seating area
• Features include kitchen facilities, hardwood floors, a cozy fireplace, and a historic 18-foot bar
• The lease also provides exclusive use of approximately 2.5 acres, 500 feet of scenic river frontage perfect for memorable wedding photos, and ample paved customer parking
MLS#: X11009081
• Well maintained home with added modern additions.
• Located in Stirling, ON
• Total Building Area is 9,313 sqft.
• Located on a prime 0.5 acre corner lot
• Building offers many different possibilities for future uses
• R-2 Zoning
• Notable features such as the electrical fireplace, fire alarms, security system, sound system, service lift, solid concrete floors, open areas for possible meetings or larger service gatherings, and large parking area
• Building has been renovated including: all new electrical, plumbing, drywall, and insulation
• Additionally, a new 3-ton HVAC system (2021), new rubber membrane roof, new shingles, and new furnace (2021) were also installed MLS#: X11938364
$765,000
• 35.5 Acres of vacant land Prince Edward County (Demorestville)
• 660 Feet of frontage on both Black Road and County Road 14
• Zoned RU-2, this property allows a range of uses, from single detached dwellings and home businesses to private home daycares
• Non-residential options include agriculture, farming, or conservation area
• Existing use is Q-Logic Water Solutions operational yard and maintenance building, which includes Trailer Park Model Home on site
• Business and equipment are available for sale
• Situated in the heart of Prince Edward County this land enjoys easy access to major roads, ensuring convenient transportation for both residents and businesses
(Business) // $638,000 (Land)
• Located just outside of Wellington, PEC
• This 17-acre vineyard supplies grapes to a local winery
• The property features 146 rows of 8 ft highdensity vines
• Grape types including 6.58ac Pinot Noir, 3.52ac Chardonnay, 2.88ac Pinot Gris, and 1ac Melon de Bourgogne
• Planted in Hillier clay loam soil
• Zoned RU-1, this property opens the door to diverse possibilities, such as a charming bed-and-breakfast, or designing your own single detached dwelling
• Whether you choose to develop this land or leave as is to expand/create your own thriving winery experience, the possibilities for this property are endless
• Conveniently located on the Millennium Trail in PEC, this vineyard offers a perfect blend of seclusion and accessibility
$1,595,000
MLS#: X11938347
Summa Property Management ensures that your property receives personal, hands-on, and professional management attention. As a real estate investor, you can rely on our expertise and commitment to service. That affords you the ability to spend your valuable time pursuing you own interests. You can be comfortable in the knowledge that the problems and issues of property management are receiving prompt attention and action.
Our in-house accounting department utilizes professional accounting software to produce monthly financial statements to suit your needs, administration for letters and memos to tenants, and additional managers to service your units as needed.
If you are looking for a motivated, professional organization that understands the real estate management business, Summa Property Management is your first choice!
Condominium Rental Management
This service is offered to those who own one or more individual condominium units not occupied by the owner on a full-time basis, and who require personal property management.
We offer rental services which include placing advertising, taking calls, host showings, processing applications, completing necessary references, background and credit checks, preparing the lease and receiving the rent payments.
Our fees for these services are based on 75% of one month’s rent plus HST. Base fee for the property management is $150/Month plus HST.
ACRE CHRISTMAS TREE FARM
• 50 Acre Christmas tree farm
• Current inventory of approximately 12,000 Christmas trees
• Tree species include pine, balsam, spruce & fraser fir
• A2 Zoning permits construction of a single family residence
Current London area investment opportunities for
Charlie Gobert Sales Representative, Principal +1 226 289 2836 charlie.gobert@avisonyoung.com
BY JACQUELINE MONETA JD WITH ASSISTANCE FROM JAYSON SCHWARZ LLM
With vacancy rates down across Ontario, many residents are pointing fingers at short-term rental properties as the cause.
Property owners are renting out houses, rooms or entire units for short periods (less than 28 days) in growing numbers, facilitated by online platforms. So before you sign up to use, list or buy, make
sure you understand the rules and regulations governing short-term rentals in your area.
ZONING
One of the things that could become very sticky, particularly if you are considering renting out a freehold lowrise, may be zoning. The renting of a house or rooms therein may be contrary to the zoning by-law where the home is located. Let’s say the party gets loud and the neighbours complain to the police and to the zoning office of the city. As the owner, you
Advice: You should review your municipal by-laws before you post the house online
are liable, and this could result in significant fines or worse.
Advice: You should review your municipal by-laws before you post the house online, as individual municipalities in Ontario may have differing by-laws prohibiting or limiting short-term rentals.
ISSUES IN CONDOMINIUMS
Short-term rentals can sometimes lead to problems in condo communities, as people renting condos may be disruptive to other residents and may not follow the condo rules.
Frequent examples of disputes include:
• Renters causing issues within the building;
• Restrictions and/or prohibitions in the condo’s declaration or rules against it;
• An owner or resident was originally told they could host short-term rentals, but the board has since changed the rule;
• There is a security concern about residents sharing keys with shortterm rental tenants.
How do you avoid these issues? If you are considering using your condo for short-term rentals, you should first review your condo corporation’s declaration, by-laws, and rules. A declaration and/or rules can include conditions or restrictions on the occupation and use of the units. For example, the declaration may say that the units can only be used for
“private single-families.” In this case, owners may not be permitted to use their condo for short-term rentals.
Moreover, a recent Ontario court ruling has confirmed that condo boards can prevent owners from using their unit for short-term rentals by passing a rule.
Your condo corporation’s documents may also set out a minimum permissible rental period. For example, your condo’s documents may prohibit rental or tenancy agreements for a period shorter than six months.
BE INFORMED
Short-term rentals can be a great source of supplementary income, but before you post or list your property on a short-term rental site, make sure that you understand the rules that govern you, both through your condo corporation and the municipality. Protect yourself by understanding how short-term rentals are addressed in your condominium corporation.
It is also important to send a letter or email about any issue to your condominium corporation. Your condo board or manager should be able to tell you how short-term rentals are handled in your condo corporation and let you know what they plan to do to address your issue.
Mail, deliver or fax letters to the magazine or to us, use the web site (schwarzlaw.ca), email (info@ schwarzlaw.ca). We will try to deal with them in print or electronic form CI
A fully updated country property ready for seamless livework operations, equipment storage, or supplemental rental revenue—move in and get to business.
Live-Work Infrastructure: 800 sq ft insulated workshop (12 ft bay door) + separate driveway—ideal for contractors, trades, or rental income.
Power & Connectivity: 200-amp electrical service and Bell Fibe high-speed internet already in place.
Vehicle & Equipment Storage: Oversized heated 2-car garage with gas heater and thermostat.(driveway fits up to 10 vehicles)
Turn-Key Upgrades: New electrical, plumbing, insulation, windows, flooring, fixtures, siding, roof (2021, 25-yr warranty)—no immediate capital outlay.
Flexible Layout: 3 large bedrooms + full attic for future office or additional suite; main-floor laundry with shower plumbing and basement bath rough-in.
Private Setting: No neighbours, separate access for commercial traffic, room to expand or add outdoor storage.
13717 ORT ROAD, Niagara Falls. ON - $945,900
Premium investment opportunity (6% cap rate) in the coveted Leslieville neighbourhood. This 3 Storey Commercial/residential property is comprised of 1 retail space on the main floor (Approx. 2,200 sqft) and 2 residential apartments on the second and third floors respectively. Conveniently located on Queen Street East, the location offers excellent foot traffic and with the increased density coming to the neighbourhood, offers sustainability moving into the future. For more information visit, www.theeastside.ca
Current London area investment opportunities for sale
- 21,855 sf on 0.94 acres - ASA1 zoning - Retail building on main artery in London
Get more information
Meg Drive, London
Cranberry Road, Tillsonburg - 11,270 sf on 1.52 acres
- 57.70 acres - Zoned Future Development - Located in growing Tillsonburg
Charlie Gobert Sales Representative, Principal +1 226 289 2836 charlie.gobert@avisonyoung.com
8 spacious condo townhomes for sale. All 3 bed,1.5 baths, walk-out basements, private courtyards and attached single car garages. Units fully tenanted and being sold in a bundle, making this a unique investment to add to your portfolio. Tenants pay own hydro, 4+2 visitor parking.Roof reshingled 2020, electric heat throughout, no central air, 8 owned water heaters,windows approx10-12 yrs. There is possibility to add additional units on the approximate 31,000 SQFT. $3,800,000
- Fully leased asset - Office and warehouse use, zoned LI 6 & 7
Future development possibilities in this 4.798 Acre parcel of land that borders Welland/Thorold. Adjacent property, in Welland boundary, is zoned low density residential. Property is close to Brock University Campus (15 Minutes), Niagara College (1km) new residential developments, plaza for shopping and all amenities and close to highway Access. Land only for sale. Current zoning FD - EP2. Contact for more info. MLS H4117393. $3,225,000
SkyViews Your Price for ‘Upside’
SkyViews Your Price for ‘Upside’
Finding Value in the Grey Areas
Finding Value in the Grey Areas
By Cliff Ford, Skyview Realty
By Cliff Ford, Skyview Realty
With the ever-increasing demand for multi-unit residential properties amongst investors, a trend has been emerging over the last number of years. Many properties, and certainly buildings with 30+ units, are seeing multiple offers as part of an open bid submission process.
With the ever-increasing demand for multi-unit residential properties amongst investors, a trend has been emerging over the last number of years. Many properties, and certainly buildings with 30+ units, are seeing multiple offers as part of an open bid submission process.
If you aren’t familiar with the bid submission process, it is the act of marketing a property for sale without providing a price. Typically, the Seller will provide all due diligence documents in advance of the offer deadline to allow buyers to determine what they are willing to offer on any given property. Sellers love this process as it can generally lead to multiple offers and can create a bidding war that drives up their end price. Buyers dislike this process, however, because they prefer to have some guidance on pricing going into the offer stage. As a brokerage, we are caught in the middle of wanting to deliver great results for our Seller and satisfying our buyer clients’ demands for more investment properties.
If you aren’t familiar with the bid submission process, it is the act of marketing a property for sale without providing a price. Typically, the Seller will provide all due diligence documents in advance of the offer deadline to allow buyers to determine what they are willing to offer on any given property. Sellers love this process as it can generally lead to multiple offers and can create a bidding war that drives up their end price. Buyers dislike this process, however, because they prefer to have some guidance on pricing going into the offer stage. As a brokerage, we are caught in the middle of wanting to deliver great results for our Seller and satisfying our buyer clients’ demands for more investment properties.
What we have been noticing with these open bid properties is that ‘upside’ becomes a very common discussion point. The value a buyer places on the upside in a building can often become the factor that makes their offer stand out among the rest, at least as it relates to purchase price.
What we have been noticing with these open bid properties is that ‘upside’ becomes a very common discussion point. The value a buyer places on the upside in a building can often become the factor that makes their offer stand out among the rest, at least as it relates to purchase price.
When considering what the upside is on a property, its more than just rental rate upside, especially considering the lower vacancy rates seen in the Ontario market nowadays. Beyond the upside of what you could rent turned-over units for, investors are looking at upside in the utility consumptions by implementing programs to replace lighting with LED bulbs, installing Low-flow toilets in every unit, and investing in higher efficiency heating equipment. Upside can also be found in converting excess space in a building to either additional units, commercial space, or amenities that could draw in greater tenant rents. Sometimes even the location of the property itself
When considering what the upside is on a property, its more than just rental rate upside, especially considering the lower vacancy rates seen in the Ontario market nowadays. Beyond the upside of what you could rent turned-over units for, investors are looking at upside in the utility consumptions by implementing programs to replace lighting with LED bulbs, installing Low-flow toilets in every unit, and investing in higher efficiency heating equipment. Upside can also be found in converting excess space in a building to either additional units, commercial space, or amenities that could draw in greater tenant rents. Sometimes even the location of the property itself
can have a form of upside for a particular buyer, in that they may own a building nearby and could create valued upside in the sharing of mutual expenses between each property.
can have a form of upside for a particular buyer, in that they may own a building nearby and could create valued upside in the sharing of mutual expenses between each property.
Whatever the upside factors may be on any particular property, when going into a purchase process, understanding what YOUR value is on the upside will give you a leg up when bidding against other buyers. It appears that, at least for the time being, the sale price of the property is no longer determined just by market comparable sales. It is now the grey areas of upside that are driving the prices higher. Of course if every seller had their way, the Buyer would be paying for 100% of the upside in their purchase price but realistic sellers also know that they need to leave something on the table for a buyer. As a buyer, you need to know what the upside is and how much you are willing to pay for that upside. It is a business decision that only you can determine based on your operations.
Whatever the upside factors may be on any particular property, when going into a purchase process, understanding what YOUR value is on the upside will give you a leg up when bidding against other buyers. It appears that, at least for the time being, the sale price of the property is no longer determined just by market comparable sales. It is now the grey areas of upside that are driving the prices higher. Of course if every seller had their way, the Buyer would be paying for 100% of the upside in their purchase price but realistic sellers also know that they need to leave something on the table for a buyer. As a buyer, you need to know what the upside is and how much you are willing to pay for that upside. It is a business decision that only you can determine based on your operations.
To be fair when discussing bid submission processes, it should be stated that price may not always be the only factor when a seller chooses one offer to work with over another, but it is likely the most significant factor. As an example, buyers are becoming more and more organized in their purchasing processes in order to streamline their conditional periods and closing dates, as this can also help to achieve a sign back from a Seller when multiple offers are on the table. Especially if all offering prices are neck and neck, the terms of the offer becomes an important factor for a seller.
To be fair when discussing bid submission processes, it should be stated that price may not always be the only factor when a seller chooses one offer to work with over another, but it is likely the most significant factor. As an example, buyers are becoming more and more organized in their purchasing processes in order to streamline their conditional periods and closing dates, as this can also help to achieve a sign back from a Seller when multiple offers are on the table. Especially if all offering prices are neck and neck, the terms of the offer becomes an important factor for a seller.
You may not be a fan of the open bid submission process, but it appears as if this new trend will be sticking around. By doing proper due diligence upfront, good research on the property’s market, and determining the price you want to pay for the upside, you can still achieve great acquisitions in this tight and highly sought after investment class.
You may not be a fan of the open bid submission process, but it appears as if this new trend will be sticking around. By doing proper due diligence upfront, good research on the property’s market, and determining the price you want to pay for the upside, you can still achieve great acquisitions in this tight and highly sought after investment class.
• Asking price at 7.6% cap rate
• Over 5,000 sq ft free standing building
• 1.3 acres of Land with enough land to possibly add some additional building(s)
• Single very successful long term restaurant tenant on a ten year Lease term with a five year renewal option
• Price firm non negotiable
• Confidentiality Agreement a must for serious inquiries only
Asking $1.5 mil Firm
194 Sherbourne St, Toronto
$2,549,900
Established And Successful 4 Unit Airbnb. Fully Furnished And Grossing $150K A Year. Amazing Opportunity To Live In And Collect Income Or Add To Your Portfolio. Large Owner Suite. Legal Fourplex. Fully Renovated And Tastefully Decorated.
560 Queen St W, Toronto
$2,900,000
Prime Queen St West Property On High Pedestrian Traffic Block On The North Side, Just East Of Bathurst. Great Windows And Signage. Amazing Opportunity For User Or Investor. Tenant Has Given Notice To Vacate. Density Allows For 3X Coverage.
1116 College St, Toronto
$2,998,000
Fully Updated & Improved Income Property On College St. All Major Capital Improvements Done Recently. $119,550 Net Income! 4% Cap! Great Commercial Tenants. Good Rents For Apts. Potential For Great Upside On Turnover.
2720 Danforth Ave, Toronto
$8,850,000
Proposed 59,530 Sf Mid-Rise Development. 9 Storey 81 Residential Units, 1 Ground Level Commercial Space And 27 Underground Parking. Steps To Main Subway Station And Go Station. Short Term Tenant In Place. Planning Report From Weston Consulting Available. Development And Rsc Application Underway.
2970 Lake Shore Blvd W, Toronto
$13,950,000
Proposed 9 Storey 95 Residential Units And 5220 Sf Commercial 32 Underground Parking Spaces 98,684 Gfa Mid-Rise Development. Steps To Humber College Campus, Transit. Holding Income From Short Term Tenants In Place.
