Hendrik Lapointe
| Team Hendrik Lapointe
Executive VP
|
Real Estate Broker, CPA | PMML Partner
An 80-unit real estate portfolio distributed across three buildings constructed in 1998. The mix of unit sizes (3½, 4½, and 5½) attracts a diverse tenant base. The portfolio comprises 36 x 5½, 20 x 4½, and 24 x 3½ units, with all energy costs borne by the tenants. Outdoor parking is available (100 spaces). This is a superb opportunity with undeniable potential, offering a combination of immediate yield and long-term growth.
Very well-maintained buildings with several renovations carried out over time.
Strategic location: Situated close to Montreal and major roadways, including the A-30, Routes 132 and 138, and Saint-Jean-Baptiste, Saint-Francis, and Industriel boulevards.
Excellent opportunity for optimization and future value creation.
French drain and foundation waterproofing,
Landscaping to correct grading, window wells,
Water heaters replaced in 2025
Close to all amenities (grocery stores, restaurants, shopping centers, parks, schools).
The sale is made without legal warranty of quality, at the buyer's risk.
In-ground outdoor pool on a lot of several thousand square feet (current added value and long-term redevelopment potential—to be verified with municipal authorities).
| Cadastral number | 4 277 986, 4 277 987, 4 277 995 |
| Total Municipal Assessment | 9 900 300 $ |
| Municipal Land Assessment | 2 283 600 $ |
| Municipal Building Assessment | 7 616 700 $ |
| Number of Storeys | 3 |
| Type of Building | Detached |
| Type of Construction | Brick and wood |
| Year of Construction | 1998 |
| Fire System | Certified alarm system; last annual inspection: January 2026 |
| Type of Parking | Exterior |
| Number of Parking Spaces | 100 spots |
| Laundry Room | N/A |
| Number of Units | 36 x 5.5 + 20 x 4.5 + 24 x 3.5 |
| Washer/Dryer Inlet | Yes, in each unit |
| Appliance Responsibility | Tenant |
| Heating Responsibility | Tenant |
| Hot Water Responsibility | Tenant |
| Outdoor storage space Recycling bin Waste and organic waste bin (fee applies) | |
| Plumbing | Pex, ABS, fittings |
| Condition of Roof | 2013 ( 264-266-268 Saint-Francis) |
| Condition of Doors | Patio door renovation nearly complete |
| Condition of Balconies | Concrete semi-basement balconies |
| Concierge Agreement | To be verified |
| Intercom and Doorbell | Doorbell and intercom |
| Heating System | Electric baseboards |
| Hot Water System | Independent tanks |
| Condition of Windows | Window renovation nearly complete |
| Condition of Kitchens | Renovation of a few kitchens |
| Electrical Panels | Circuit breakers (100 amps) |
| Exterior Siding | Brick |
| Condition of Bathrooms | Good condition |
| Environmental Report | Update to be done |
| Floor Covering | Floating, wood and ceramic |
| yearly | % / GR | RPU (m) | |
|---|---|---|---|
| Residential | $1,007,472 | 100 % | $1,049 |
| Affordable res. | |||
| Commercial | |||
| Lockers | |||
| Parking | |||
| Laundry | |||
| Total revenues | $1,007,472 | $1,049 | |
| Vac. / Bad debt | $30,224 | 3 % | $31 |
| EGR | $977,248 | $1,018 | |
| Calc. | yearly | % OF EGR | CPU (y) | |
|---|---|---|---|---|
| Administration | Normalised | $48,862 | 5 % | $611 |
| Municipal Taxes | Actual | $163,999 | 16.8 % | $2,050 |
| School Taxes | Actual | $7,220 | 0.7 % | $90 |
| Insurance | Actual | $26,555 | 2.7 % | $332 |
| Electricity | Actual | $4,750 | 0.5 % | $59 |
| Heating | ||||
| Snow Removal | ||||
| Elevator | ||||
| Lawn | ||||
| Structural reserve | ||||
| Janitor | Normalised | $32,000 | 3.3 % | $400 |
| Maintenance | Normalised | $56,000 | 5.7 % | $700 |
| Appliances | ||||
| WiFi | ||||
| Heat pump | ||||
| CHMC: Other Costs | Normalised | $9,772 | 1 % | $122 |
| Total expenses | $349,159 | 35.7 % | $4,364 | |
| Net Revenue | $628,089 | $7,851 |
| Maximum loan amount | $12,512,340 | $11,971,420 |
| Financing CAP | 4.77 % | 4.98 % |
| Debt coverage ratio | 1.1 | 1.1 |
| Interest Rate | 3.95 % | 4.0 % |
| Amortization | 50 Years | 45 Years |
| Term | 5 Years | 5 Years |
| Net Revenue | $628,089 | $628,089 |
| Annual Mortgage Cost | $601,115 | $604,223 |
| Net cash after mortgage | $26,974 | $23,866 |
| RETURN ON INVESTMENT | ||
| Down Payment | $4,337,660 | $4,878,580 |
| Cash on cash return | 0.6 % | 0.5 % |
| Return on liquidity + capitalization | 2.6 % | 2.6 % |
| Total yearly return with appreciation of 3.63 % | 16.72 % | 15.15 % |
| Land Municipal Assessment | 773 600 $ |
| Building Municipal Assessment | 3 150 500 $ |
| Total Municipal Assessment | 3 924 100 $ |
| Land Municipal Assessment | 709 400 $ |
| Building Municipal Assessment | 2 278 700 $ |
| Total Municipal Assessment | 2 988 100 $ |
| Land Municipal Assessment | 800 600 $ |
| Building Municipal Assessment | 2 187 500 $ |
| Total Municipal Assessment | 2 988 100 $ |
264 St-Francis, Châteauguay 
266 St-Francis, Châteauguay 
268 St-Francis, Châteauguay