Mathieu Leclerc
| Team Gisèle Auger et Mathieu Leclerc
|
Real Estate Broker | PMML Partner
Rare 5-unit corner unit in the heart of the Plateau-Mont-Royal! A quality asset, ideal for an owner-occupant looking to combine lifestyle and profitability. With the option to make the ground floor unit available to the buyer, you can enjoy a spacious apartment while collecting rent from the other units. The building comprises one 9.5-unit (3 Bedroom + 1 bedroom + 2 bathroom) and four 3.5-unit (1 bedroom). The building boasts significant renovations (approximately $500,000 invested) and a sophisticated design: windows on three sides, providing exceptional natural light, as well as the potential for additional units (zoning allows for up to 8 units). The ground floor offers a perfect layout for owner occupancy (with a basement), while the additional units ensure a solid income base. Financially, the asset presents attractive ratios: $121,296 in potential gross annual income and competitives GRM /NRM /CAP RATE. Prime location: steps away from the cafes, restaurants, shops, and services of Mont-Royal Avenue, parks, and bike paths, with easy access to public transportation (metro stations). Strategic purchase: a well-located building, already enhanced by significant investments, with a rare owner-occupancy option in the Plateau. We look forward to closing the transaction with you!
5 units, 3 detached sides for maximum light | 5/5 renovated units (±$500,000 invested) | Ground floor unit available for buyer | Possibility of adding units (Zoning H.2-4 | 2 to 8 units) To be confirmed | Competitive GRM / NRM / CAP RATE (± GRM 17.32 / NRM 22.5 / CAP RATE 4.44%) | AAA tenants | 2 Garages;
Major renovations: Complete stripping of all units, re-framing of the floor, redoing of partitions, new plumbing, electrical wiring, insulation, new drywall, bathroom and kitchen, redoing of rear balconies, removal of old furnace and installation of new furnace, replacement of all water heaters, new roof for the garages and drywall finishing inside the garage, installation of a new roof drain for the garage, construction of 4 storage lockers in the basement, running internet cables to all apartments. (approximately $500k of renovations).
Possible optimizations:
• Ground floor unit available for the buyer;
• Adding large private terraces above the garages for each unit;
• Adding more units is possible (Zoning H.2-4 / 2 to 8 units) To be confirmed;
• Locker rentals are possible;
• Unit 4808: Not renewed in 2026. Currently listed for rent by owner at $1850;
• Fully optimized potential rental value of approximately $133,056;
The sale is made without any legal guarantee of quality, at the buyer's own risk.
| Cadastral number | 1 584 881 |
| Total Municipal Assessment | 1 154 400 $ |
| Municipal Land Assessment | 485 000 $ |
| Municipal Building Assessment | 669 400 $ |
| Number of Storeys | 3 |
| Type of Building | In a row on the corner |
| Type of Construction | Brick and wood |
| Year of Construction | 1932 |
| Neighborhood walkable and bikeable (Walk Score 97 / Bike Score 100) | Metro: access to green and orange lines within walking distance | Bus (STM): several lines serve the area | Several elementary and secondary schools | Several parks and green spaces nearby | Health and public services | Sports and recreation: many options | |
| Fire System | Smoke detectors |
| Type of Parking | Garage / Detached |
| Number of Parking Spaces | 2 spaces |
| Land Surface Area | 2,175 sq ft |
| Laundry Room | N/A |
| Number of Rooms | 1 X 9.5 (3br + 1), 4 X 3.5 (1br) |
| Number of Units | 5 |
| Washer/Dryer Inlet | Yes, in each unit |
| Appliance Responsibility | Owner |
| Heating Responsibility | Tenants |
| Hot Water Responsibility | Tenants |
| Fenced | N/A |
| Internet and Telecom | Oui |
| Plumbing | Abs |
| Condition of Roof | Flat |
| Condition of Doors | To be verified |
| Condition of Balconies | Wood |
| Concierge Agreement | N/A |
| Intercom and Doorbell | Yes, doorbell |
| Heating System | Electric baseboards |
| Hot Water System | Independent tanks (basement) |
| Condition of Windows | To be verified |
| Condition of Kitchens | Renovated |
| Electrical Panels | Circuit breakers |
| Exterior Siding | Bricks |
| Condition of Bathrooms | Renovated |
| Environmental Report | N/A |
| Floor Covering | Floating floor / Parquet flooring / Wood / Ceramic |
| yearly | % / GR | RPU (m) | |
|---|---|---|---|
| Residential | $108,840 | 89.7 % | $1,814 |
| Affordable res. | |||
| Commercial | |||
| Lockers | $3,456 | 2.8 % | $58 |
| Parking | $9,000 | 7.4 % | $150 |
| Laundry | |||
| Total revenues | $121,296 | $2,022 | |
| Vac. / Bad debt | $3,639 | 3 % | $61 |
| EGR | $117,657 | $1,961 | |
| Calc. | yearly | % OF EGR | CPU (y) | |
|---|---|---|---|---|
| Administration | Normalised | $5,295 | 4.5 % | $1,059 |
| Municipal Taxes | Current | $7,277 | 6.2 % | $1,455 |
| School Taxes | Current | $905 | 0.8 % | $181 |
| Insurance | Current | $4,685 | 4 % | $937 |
| Electricity | Estimated | $2,873 | 2.4 % | $575 |
| Heating | Estimated | $2,227 | 1.9 % | $445 |
| Snow Removal | ||||
| Elevator | ||||
| Lawn | ||||
| Structural reserve | ||||
| Janitor | Normalised | $1,250 | 1.1 % | $250 |
| Maintenance | Normalised | $3,500 | 3 % | $700 |
| Appliances | Current | $1,500 | 1.3 % | $300 |
| WiFi | Current | $1,187 | 1 % | $237 |
| Heat pump | ||||
| CHMC: Other Costs | Normalised | $1,177 | 1 % | $235 |
| Thermopompe | ||||
| Total expenses | $31,875 | 27.1 % | $6,375 | |
| Net Revenue | $85,782 | $17,156 |
| schl | conv | |
|---|---|---|
| Maximum loan amount | $1,572,500 | $1,044,603 |
| Financing CAP | 4.53 % | 6.16 % |
| Debt coverage ratio | 1.1 | 1.2 |
| Interest Rate | 4.0 % | 4.0 % |
| Amortization | 40 Years | 25 Years |
| Term | 5 Years | 5 Years |
| schl | conv | |
|---|---|---|
| Net Revenue | $85,782 | $85,782 |
| Annual Mortgage Cost | $76,190 | $71,485 |
| Net cash after mortgage | $9,592 | $14,297 |
| RETURN ON INVESTMENT | ||
| Down Payment | $277,500 | $805,397 |
| Cash on cash return | 3.5 % | 1.8 % |
| Return on liquidity + capitalization | 9.7 % | 4.5 % |
| Return on liquidity + cap. + appreciation | 23.0 % | 9.1 % |
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