Commercial brokerage — investors

Income property for sale: find the right one with a commercial broker

Looking for a plex or an income property on the North Shore, in Laval or in Greater Montreal? I’m a commercial real estate broker and I help you find, analyze and negotiate the right building — the one whose numbers hold up, not just the photo.

Or call / text directly: 514 360-8543

Ernso Cléus, residential and commercial real estate broker — RE/MAX Crystal

Buying an income property is not something to improvise

An income property isn’t bought like a house: what counts is the rental income, the leases, the expenses and the return — not love at first sight. Two buildings at the same price can be an excellent or a poor investment depending on their management and their numbers.

As a broker holding the commercial licence, I support you on everything a lone buyer doesn’t see: reading the income and expense statements, validating the leases and the vacancy rate, estimating the real return, and negotiating from the true numbers. And because I hold a diploma in building inspection, I also know which elements will trip up financing or insurance.

What I look at for you

  • Income, expenses and real return
  • Leases, expiry dates and vacancy rate
  • Condition of the building and work to plan for
  • Zoning, permitted use and compliance
  • Commercial financing and down payment

The buildings I help you acquire

Plexes (2 to 4 units) — the gateway to investment: duplexes, triplexes, quadruplexes, often financeable as residential with a more accessible down payment. Ideal for a first building or an owner-occupant.

Income properties (5 units and up) — multi-unit buildings whose value rests entirely on the return; commercial financing, often with the support of CMHC programs.

Mixed-use buildings (commercial and residential) — a shop on the ground floor, units above: a good return, but leases and financing that are more complex to assess.

Value-add buildings — to renovate or reposition: the potential is hidden in the numbers after work, not in the current condition. That’s where knowing the building changes everything.

How we proceed, in three steps

1. Your criteria

You tell me what you’re looking for: area, budget, type of building, target return. Five minutes are enough to frame your mandate.

2. The buildings that match

I send you the buildings that fit your criteria — including those from my network — with the numbers to quickly sort out what’s worth a visit.

3. Analysis and negotiation

We break down the income and the condition of the building, then I negotiate from the true numbers — so you buy at the right price, not the listed price.

Tell me which building you’re looking for

Describe your investment project and I’ll come back to you with the income properties that match your criteria and your target return. Free of charge and with no obligation.

Or call / text: 514 360-8543

Ernso Cléus, residential and commercial real estate broker — RE/MAX Crystal · See also my commercial brokerage services.

Frequently asked questions — buying an income property

Income properties are found both on the public market and, often, before they are listed, within the network of commercial brokers. By entrusting me with your criteria (area, budget, target return), I send you the buildings that match — with the numbers to sort quickly — rather than leaving you to comb through the listings alone.

Nothing requires it, but an income property involves elements you don’t find when buying a house: reading the leases, analyzing income and expenses, the return, commercial financing, zoning. A broker holding the commercial licence secures each of these steps — and buyer representation generally costs you nothing, the remuneration being assumed by the seller.

You start from the real rental income, subtract the operating expenses, and compare the net income to the asking price to obtain the return (often expressed as the capitalization rate, or cap rate). The leases, the vacancy rate and underestimated expenses make all the difference between a good and a bad purchase — which is precisely what I analyze with you.

A plex has 2 to 4 units and is often financed as residential; an income property of 5 units and up falls under commercial financing and is valued entirely on its return. Holding both licences, I support you in either case.

For a plex of 2 to 4 units, the down payment can be close to that of a home, especially if you occupy it. For a building of 5 units and up, you enter commercial financing, with a generally higher down payment — which CMHC programs can reduce. Your mortgage broker and I validate the structure before making an offer.

Ready to invest in income real estate?

Contact me to launch your search or to have a building you’ve spotted analyzed — in French, English or Haitian Creole.