Ottawa Real Estate Blog

June 19, 2019

48 Florizel Avenue, Bells Corners, Ottawa

48 Florizel Ave. is for Sale on Ottawa's MLS

MLS# 1156732 and Priced at $519,900. Perhaps one of the best Bells Corners locations backing on to NCC land on a child friendly avenue, come see this big 4 bedroom house today.

Some features at 48 Florizel:

  • True family home with lots of space for everyone.
  • 4 bedrooms on second floor.
  • 4 baths consisting of 2 full baths including an ensuite, a 3 piece with shower, and a 2 piece powder room.
  • Renovated baths with porcelain and granite floors.
  • Hardwood flooring in living, dining, and family room (with fireplace) which overlooks back yard and NCC land.
  • Renovated kitchen, opened up and more pantry space added.
  • Fully finished basement with recreation room and two other rooms for a home office or hobby room.
  • Large 2 car garage with direct access to house plus room for 4 cars in driveway.
  • Bell Fibe currently being laid on street.

ATTENTION DND employees:

cycle to work from here. Westcliffe Estates also has easy access to Hwy #416 & #417. Short drive to Barrhaven and Kanata.

Directions to Florizel:

Moodie to Tyrell. Left at Seyton, left at Florizel

Streetview and Google Neighbourhood Tour below

Contact Patrick Walchuk if you want to schedule a showing, 613-788-2590 or Patrick@AgentInOttawa.com

View all of the homes for sale in Bells Corners

June 7, 2019

Tax Relief for Multi-Family Properties

Income Properties with Permits issued after April 2017 will see huge reduction in Taxes for 35 years.

tax savings after new rules on multifamilyA new bill has just been passed by the Ontario Government concerning properties with 2 or more units in them, where the permit was issued after April 2017.

These building owners are about to get a break on their property taxes, for 35 years! So, if you own an income property and the permit was issued after April 2017, you will have a nice surprise coming your way, for 35 years. And, an even bigger bonus if you just bought a building like this! (the old owner might be miffed)

You can hear Patrick Walchuk discussing this news at the end of this months movie update, go to 1 minute 43 seconds to hear his take.

As an example, when we do the financials for any property we usually find out that the property will produce a small cash flow of a few thousand dollars per year. If you are in this situation, your cash flow could double, triple, or even more.

The taxes on these types of properties could be 50% less as we have just seen this happen in an 8 unit building.

The Ontario Government are doing this to encourage people to build more Multi-Unit Residential properties.

MULTI-UNIT RESIDENTIAL PROPERTY CLASS

Below is the transcript from the larger document, outlining the changes to the Multi-Unit property class, with permits issued after April 20th, 2017.

Changes save owners taxes on income property

This news is just out and we are still trying to get more details about it and we will update this page as we find out more. We are sure there will be some issues as we progress.

What about that person who built a 20 unit building 1 week before this new law. They could be paying $28,000 per year in taxes, while the exact same building next door is only paying half that amount, for 35 years. Big Big savings if you work this right.

Will we see a bunch of people jump on this opportunity, let's wait and see.

Are you looking to buy, have a look at some Income Properties for Sale, or get in touch if you want to sell your building.

June 4, 2019

Triplex in Ottawa South, Sold May 2019

This month we are looking at the financials from the sale of a smaller Triplex in the South end of Ottawa

The building below sold just last month for slightly over the asking price, and with a 35% down-payment the buyer has a positive cash-flow as well as a decent Cap Rate of 4%.

Bank/Heron Triplex, Sold May 2019
Listed Price $679,900

Selling Price $680,000
Scheduled Rental Income (SRI) $415,580
Effective Rental Income (ERI) $40,333
Total Operating Expenses (TOE) $12,977
Net Operating Income (NOI) $27,356
Capitalization Rate (CAP) 4%
Operating Expense Ratio (OER) 32%
Sales Price X Net Income 25
35% Downpayment $238,000
Mortgage (@ 3.7%) $442,000
Annual Debt Service (mortgage payments) $25,101
Cash Flow $2,255
Return on Investment (ROI) 0.9%

If you are looking to either buy or sell any type of income and investment property, get in touch, or have a look at our current inventory of Income Properties for sale

April 29, 2019

12 Unit Building Sold April 2019 in West Ottawa

This month we are taking a look at a larger building, this 12 unit sold in April 2019, below are the financials.

This building was a mix of bachelor and 2 bedroom apartments with one unit being commercial with a separate entrance. There were 11 parking spaces.

West Ottawa 12 Units, Sold April 2019
Listed Price $2,100,000

Selling Price $1,995,000
Scheduled Rental Income (SRI) $167,100
Effective Rental Income (ERI) $162,087
Total Operating Expenses (TOE) $59,982
Net Operating Income (NOI) $102.105
Capitalization Rate (CAP) 5.1%
Operating Expense Ratio (OER) 37%
Sales Price X Net Income 19.5
35% Downpayment $698,250
Mortgage (@ 5% Rate) $1,296,750
Annual Debt Service (mortgage payments) $90,504
Cash Flow $11,601
Return on Investment (ROI) 1.7%

It's good to see that someone can get a positive cash-flow from their investment, this building shows $11,601 per year which is a 1.7% return on their investment of almost $700,000. The Cap Rate seems decent too, at 5.1%

April 17, 2019

New Listing - 1719 Silver Bark Avenue, Orleans

1719 Silver Bark Ave. in the Sunridge Neighbourghood in Orleans. Price is $539,900

1719 Silver Bark Avenue

This new listing is coming soon to the Ottawa MLS, going live on Tuesday 23rd April 2019. This is a larger 4 bedroom family house with Main floor den and family room, finished basement. two full ensuites and a  two car garage.

Watch the Video Tour of 1719 Silver Bark Ave.

  • Detached 2 Storey House
  • 4 Bedrooms
  • 4 Bathrooms with 2 ensuites
  • Built in 1989
  • 59' x 129' lot size
  • Central Air Conditioned
  • Double Garage with auto-opener

Below is a Google Streetview of 1719 Silver Bark & Neighbourhood

Do you want to sell your house in Sunridge, let us give you a free evaluation of your house, or if you are looking to buy in this area, View all other homes for sale in Sunridge, Orleans

If you are interested and want more information or want to schedule a showing at 1719 Silver Bark, contact Patrick Walchuk at 613-788-2590 or email Patrick@AgentInOttawa.com 

April 4, 2019

Westboro 6 Unit Sold March 2019

Here is the financial information from the recent sale of a 6-Unit Income Property that sold last month.

The property below was a legal 6 unit and had a 7th apartment too.

At the end of the day, you can see that with a 35% down-payment this buyer took a loss of over $22,000 per year, or a -5% return on this investment.

Westboro 6 Units, Sold March 2019
Listed Price $1,250,000

Selling Price $1,231,000
Scheduled Rental Income (SRI) $62,000
Effective Rental Income (ERI) $59,932
Total Operating Expenses (TOE) $26,413
Net Operating Income (NOI) $33,519
Capitalization Rate (CAP) 2.7%
Operating Expense Ratio (OER) 44%
Sales Price X Net Income 37%
35% Downpayment $430,850
Mortgage (@ 5%) $800,150
Annual Debt Service (mortgage payments) $55,844
Cash Flow $(-22,325)
Return on Investment (ROI) (-5%)

Are you currently looking to buy any type of income property, if so, have a look at these Buildings for Sale

March 20, 2019

530 Clearbrook Drive, Nepean, Ottawa

House Now SOLD! 530 Clearbrook Drive, Nepean, Ontario K2J 0H9

It's a stacked, 2 bedroom in the Chapman Mills neighbourhood in Barrhaven.

Watch the video tour for 530 Clearbrook

  • Minto Chai model at 1,072 sq. ft.
  • lower unit
  • 2 bedrooms
  • 1.5 bath
  • hardwood on the main level and wall to wall carpet in the basement
  • tankless hot water.

Map of 530 Clearbrook Drive

Map location of 530 Clearbrook Drive

See a Video Tour of the neighbourhood around 530 Clearbrook

Feb. 26, 2019

The Woe's of a Toronto Investor!

Toronto Investors choosing ottawa

Are you an Investor living in Toronto and can’t make money due to the High Prices for Real Estate in the GTA?

There are alternatives to Investing in Toronto, give Ottawa a look!

We have extremely stable employment due to the federal government being the largest single employer in the region. Plus our booming hi tech industry is another major driver of the economy resulting in very high personal incomes.

Plane, Train or Automoble, it's just 1-5 hours away

Ottawa is just 400 km east of Toronto. The average home price in Ottawa is just $430,000, which is much more affordable for Investment Properties. Ottawa is a good investment versus Toronto, with a higher ROI, or Return on Your Investment.

You can buy more houses in Ottawa

Investors can purchase almost 2 houses in Ottawa to rent out, versus just One in Toronto & the GTA. Economy of scale dilutes risk. (more properties and more renters, in case of vacancy or midnight moves)

Currently a home in Ottawa will cost you slightly over $430,000, while in Toronto it's almost $750,000. This is based on all house types.

Lot's of property types for Investors to pick

There are a bunch of options in Ottawa to suit any budget, from Condos, Townhomes, Single Family Homes or even Multi-Unit Residential buildings.

Ottawa as an Alternative to investing in GTA real estate.

If you are an Investor and think that Toronto real estate is far too expensive for investing, come and see why Ottawa is your best option.

You can call Patrick Walchuk at 613-788-2590 to chat about investing in Ottawa, or use the link below...

Please answer these questions in the form, cut-and-paste:

1. Do you prefer to invest in a condo or single family home.

2. Are you interested in investing in a multi unit residential property.

3. How soon are you prepared to visit Ottawa to look at investments.

4. Do you have a 35% down payment to obtain a positive cash flow, based on Ottawa’s lower prices.

5. Do you know the city of Ottawa A) Well B) a little C) not at all.

Feb. 3, 2019

Vanier 7 Unit Building V's Sandy Hill 20 Unit Property, Sold in January 2019

Below we compare the sale of a 20 unit building with a 7 unit building from different neighbourhood of Ottawa

Usually we take one recent sale of a property and show you the breakdown of all the financial information to see if it made sense, but this month we are giving you 2 properties that sold recently and comparing the numbers, especially the Cap Rate, the Cash Flow and the ROI, at the end of the day.

Below is the table outlining all of the financial information for the 7 Unit building that sold in the Vanier neighbourhood.

Vanier 7 Unit Property, Sold January 2019
Listed Price $1,699,900

Selling Price $1,688,500
Scheduled Rental Income (SRI) $129,600
Effective Rental Income (ERI) $125,712
Total Operating Expenses (TOE) $33,331
Net Operating Income (NOI) $92,383
Capitalization Rate (CAP) 5.5%
Operating Expense Ratio (OER) 26.5%
Sales Price X Net Income 18.3 X
35% Downpayment $590,975
Mortgage (@ 3.7%) $1,097,525
Annual Debt Service (mortgage payments) $76,596
Cash Flow $15,787
Return on Investment (ROI) 2.7%

Below you can compare the Vanier property with this 20 unit building from the Sandy Hill neighbourhood.

Sandy Hill 20 Unit Building, Sold January 2019
Listed Price $4,795,000

Selling Price $4,250,000
Scheduled Rental Income (SRI) $248,016
Effective Rental Income (ERI) $240,576
Total Operating Expenses (TOE) $77,360
Net Operating Income (NOI) $163,216
Capitalization Rate (CAP) 3.8%
Operating Expense Ratio (OER) 32.2%
Sales Price X Net Income 26 X
35% Downpayment $1,487,500
Mortgage (@ 5.0%) $2,762,500
Annual Debt Service (mortgage payments) $193,151
Cash Flow -$29,935
Return on Investment (ROI) -2.0%

These two neighbourhoods are right next to each other, separated by the Ottawa River. Sandy Hill can be considered a better neighbourhood and you can see that in the numbers from these two sales.

The Sandy Hill Buyer got a 3.8% Cap Rate, while the Vanier property saw a 5.5% Cap.

The Sandy Hill Building gave a negative Cash Flow of $29,935, while the Vanier one saw a positive cash flow of $15,787.

The ROI for the Sandy Hill sale was -2%, while the Vanier sales had an ROI of 2.7.

You might look at these two sales and wonder why the one buyer would be out of pocket for $1.5Million to have a negative cash flow, while the other guy spent $1 Million and makes money each month.

The Vanier area can be considered a higher risk area, while the Sandy Hill neighbourhood is considered a nicer area, so expect to pay more for a building dependent on where it is located.

Jan. 6, 2019

Sandy Hill Fourplex, sold Dec. 2018

Analyzing the financials on a Fourplex in Sandy Hill that sold in December 2018

This building sold for $1,495,000, $54,000 less than the listed price. There were 3 x 3 bedroom apartments and 1 x 4 bedroom apartment. All of the units in this building pay for their own Gas, Heat and Hydro.

This building was Fire Retrofit, had 4 parking spots, was renovated and was just blocks to the river and parks as well as the University of Ottawa. It sold in 83 days.

Sandy Hill Fourplex, Sold December 2018
Listed Price $1,549,000

Selling Price $1,495,000
Scheduled Rental Income (SRI) $118,670
Effective Rental Income (ERI) $115,110
Total Operating Expenses (TOE) $38,222
Net Operating Income (NOI) $76,888
Capitalization Rate (CAP) 5.1%
Operating Expense Ratio (OER) 33%
Sales Price X Net Income 19%
35% Downpayment $523,250
Mortgage (@ 3.7%) $971,750
Annual Debt Service (mortgage payments) $59,478
Cash Flow $17,410
Return on Investment (ROI) 3.3%

This income property actually sees a positive cash flow, 3.3 return on investment and a 5.1 Cap Rate. All of these numbers look great compared to other buildings we have analyzed recently, which had low or even negative numbers.

If you are considering buying an income property, have a look at some other Multi-Family's for sale

If you want to sell your building, let us give you a professional assessment of what it might be worth.