Portfolio comprising 4 commercial units leased to well-established tenants and 13 high-end 3 1/2 loft-style residential units with ceilings up to 12'. Three units will be vacant as of July 1, 2025. Excellent optimization potential. Zoning allows for 4 floors of height and the installation of 45 units with exception of the parking ratio given its exceptional location.
Distinctive and luxurious building located directly across from the marina on Victoria Street
Extremely strong potential for optimization (45 permitted units, 4 floors, parking ratio exemption)
Great potential for residential optimization, particularly through rent adjustments and vacant units
Unleased basement of approximately 6,880 sq. ft., offering an opportunity for additional revenue
The roof at 207-209 Victoria will be completely redone in 2025
Listing 207 - 209, rue Victoria must be sold jointly with 32-36 Sainte-Cécile
1 freight lift with a 1,500 lb capacity (not a passenger elevator)
Connected fire alarm system with single signal, smoke detectors, and full building water sprinkler system
The sale is made without legal guarantee of quality at the buyer's risk.
| Cadastral number | 4 514 246 et 4 514 235 |
| Number of Storeys | 3 |
| Type of Building | Detached (32-36 Sainte-Cécile) and semi-detached (207-209 Victoria) |
| Type of Construction | Brick and wood |
| Fire System | Yes |
| Type of Parking | Exterior |
| Number of Parking Spaces | 9 |
| Laundry Room | No |
| Washer/Dryer Inlet | All units |
| Appliance Responsibility | Tenant and Owner |
| Heating Responsibility | MIxt |
| Hot Water Responsibility | Mixt |
| Plumbing | Copper, steel, ABS, and cast iron |
| Condition of Roof | Good |
| Condition of Doors | Good |
| Condition of Balconies | To be verify |
| Concierge Agreement | Yes |
| Intercom and Doorbell | Yes |
| Hot Water System | Water heaters (207-209 Victoria) Central water heater (32-36 Sainte-Cécile) |
| Condition of Windows | Good |
| Condition of Kitchens | Good |
| Electrical Panels | Circuit breaker |
| Exterior Siding | Tile |
| Condition of Bathrooms | Good |
| Environmental Report | No |
| Floor Covering | Laminate, wood, and ceramic in the residential units; hardwood commercial spaces |
| yearly | % / GR | RPU (m) | |
|---|---|---|---|
| Residential | $165,000 | 59.8 % | $809 |
| Affordable res. | |||
| Commercial | $110,744 | 40.2 % | $543 |
| Lockers | |||
| Parking | |||
| Laundry | |||
| Total revenues | $275,744 | $1,352 | |
| Vac. / Bad debt | $12,684 | 5 % | $62 |
| EGR | $263,060 | $1,290 | |
| Calc. | yearly | % OF EGR | CPU (y) | |
|---|---|---|---|---|
| Administration | Real | $12,890 | 4.9 % | $758 |
| Municipal Taxes | Current | $34,985 | 13.3 % | $2,058 |
| School Taxes | Current | $1,498 | 0.6 % | $88 |
| Insurance | Current | $20,482 | 7.8 % | $1,205 |
| Electricity | Current | $3,606 | 1.4 % | $212 |
| Heating | Current | $4,977 | 1.9 % | $293 |
| Snow Removal | Current | $1,323 | 0.5 % | $78 |
| Elevator | ||||
| Lawn | ||||
| Structural reserve | ||||
| Janitor | Current | $6,800 | 2.6 % | $400 |
| Maintenance | Current | $11,900 | 4.5 % | $700 |
| Appliances | ||||
| WiFi | ||||
| Heat pump | ||||
| CHMC: Other Costs | Normalised | $2,631 | 1 % | $155 |
| Total expenses | $101,092 | 38.4 % | $5,947 | |
| Net Revenue | $161,968 | $9,528 |
| Maximum loan amount | $2,950,357 |
| Financing CAP | 5.22 % |
| Debt coverage ratio | 1.1 |
| Interest Rate | 4.0 % |
| Amortization | 40 Years |
| Term | 5 Years |
| Net Revenue | $161,968 |
| Annual Mortgage Cost | $147,244 |
| Net cash after mortgage | $14,724 |
| RETURN ON INVESTMENT | |
| Down Payment | $1,299,643 |
| Cash on cash return | 1.1 % |
| Return on liquidity + capitalization | 3.5 % |
| Total yearly return with appreciation of 2 % | 10.04 % |
| Land Municipal Assessment | 101 900 $ |
| Building Municipal Assessment | 213 100 $ |
| Total Municipal Assessment | 315 000 $ |
| Land Municipal Assessment | 185 300 $ |
| Building Municipal Assessment | 1 241 400 $ |
| Total Municipal Assessment | 1 426 700 $ |
32-36 Sainte-Cécile, Salaberry-de-Valleyfield 
207-209 Victoria, Salaberry-de-Valleyfield