Units & Pricing
Financing
Rents & Revenue
Opex & Assumptions
Tax & Rebates
Money In (Total Committed)
Asset Value at Exit
Money Out (Net Proceeds)
Total Return / Ann. ROI
Investment Highlights
Upfront Fees Breakdown
| Down Payment (Equity) | $0 |
| Legal & Closing | $0 |
| Ontario Land Transfer Tax | $0 |
| CMHC Insurance Premium | $0 |
| Appraisal / Inspection | $0 |
| Mortgage Broker Fee | $0 |
| HST Rebate (PBRH + NRRPR) | Fully Rebated ✓ |
| Total Capital Required | $0 |
Financial Summary
| Total Acquisition Price | $0 |
| Gross Rental Income | $0 / yr |
| Additional Revenue (Pet Fees) | $0 / yr |
| Less: Vacancy Allowance | −$0 |
| Effective Gross Income | $0 / yr |
| Total Operating Expenses | −$0 / yr |
| Net Operating Income (NOI) | $0 / yr |
| Annual Mortgage Payment | −$0 / yr |
| Net Cash Flow | $0 / yr |
| Cap Rate | 0% |
| Debt Service Coverage Ratio | N/A |
5-Year Projection
| Year | Property Value | Total Equity | Annual Rent | NOI | Cash Flow | Cumulative Return |
|---|
Year-5 Exit Analysis Sale of Portfolio
| Sale Proceeds | |
| Appreciated Property Value | $0 |
| Less: Selling Costs (4%) | −$0 |
| Less: Remaining Mortgage | −$0 |
| Net Sale Proceeds | $0 |
| Total 5-Year Return | |
| Capital Gain (Net Proceeds − Capital In) | $0 |
| Cumulative Cash Flow (5 yrs) | $0 |
| Total Profit | $0 |
| Total Return on Capital | 0% |
| Annualized Return | 0% |
| 5-Year IRR (Pre-Tax) | 0% |
| Equity Multiple | 0.00x |
Side-by-Side Financing Comparison
| Metric | All Cash | Traditional | CMHC Standard | MLI Select (T3) |
|---|---|---|---|---|
| Capital Injection (Down + Fees) | $0 | $0 | $0 | $0 |
| Equity (Down Payment) | $0 | $0 | $0 | $0 |
| Mortgage Amount | $0 | $0 | $0 | $0 |
| LTV / Amort / Rate | 100% / N/A / 0.0% | 75% / 25 yrs / 4.5% | 85% / 40 yrs / 4.5% | 95% / 50 yrs / 4.5% |
| Net Cash Flow (Annual) | $0 / yr | $0 / yr | $0 / yr | $0 / yr |
| Net Cash Flow (Monthly) | $0 / mo | $0 / mo | $0 / mo | $0 / mo |
| Cash-on-Cash Return | 0.0% | 0.0% | 0.0% | 0.0% |
| Year-5 Total Profit (Exit) | $0 | $0 | $0 | $0 |
| 5-Year IRR (Pre-Tax) | 0% | 0% | 0% | 0% |
| Equity Multiple | 0.00x | 0.00x | 0.00x | 0.00x |
Rent Sensitivity Analysis Net Annual Cashflow by Rent Level × Financing
| 2-Bed Rent | All Cash | Traditional | CMHC Std | MLI Select (T3) |
|---|
Outstanding Assumptions (Require Validation)
| Category | Current Assumption | Status / Action Required |
|---|---|---|
| Property Taxes | 1.2% of Acq. Price | Pending: Need municipal tax rate estimate for new build. |
| Insurance | $650 / unit / yr | Pending: Request preliminary quote from broker. |
| Property Mgmt | 4.0% of EGI | Pending: Confirm fee structure with local PM firm. |
| CMHC Affordable Rents | $1,900/mo cap | Pending: Verify affordable rent threshold for this specific municipality. |
| Construction Timeline | Blocks TBD | Pending: Confirm exact start date to guarantee Enhanced HST Rebate eligibility. |
Glossary & Calculations
Cash Outflow (Year 0): Fully loaded with equity, land transfer tax, legal fees, CMHC premiums, and broker/appraisal fees (so it's a true "Net of Fees" outlay).
Cash Inflows (Years 1–4): Net Operating Income minus Mortgage Payments (Pre-tax cash flow).
Exit (Year 5): Cash flow for Year 5 + Property Value minus remaining mortgage balance and minus 4% selling/broker fees. (No capital gains tax is deducted, hence Pre-Tax).
Leverage: Because it factors in the mortgage payments and debt paydown, it's a "Levered" IRR (except in the All-Cash scenario, where it is inherently Unlevered).
Equity Multiple (EM): Total Cash Distributions (Operating Cash Flows + Net Exit Proceeds) divided by Total Capital Invested. An EM of 1.75x means you recovered your original equity plus a 75% profit.
Net Operating Income (NOI): Total Effective Gross Income minus all operating expenses. Used directly to determine the property's valuation and debt capacity.
Effective Gross Income (EGI): Total potential rental income plus other income (like pet fees) minus an allowance for expected vacancy and credit loss.
Capitalization Rate (Cap Rate): The unlevered rate of return on an investment property. Calculated as NOI divided by the Net Acquisition Price.
Cash-on-Cash Return (CoC): Measures the annual cash income earned on the actual cash invested. Calculated as Net Cash Flow divided by Total Capital Required.
Enhanced PBRH & NRRPR: Purpose-Built Rental Housing (Federal) and New Residential Rental Property Rebate (Ontario). Provides a full 100% rebate on the 13% HST for qualifying multi-unit projects whose construction begins after Sept 2023.
CMHC MLI Select: A multi-unit mortgage loan insurance product focused on affordability, accessibility, and climate compatibility, offering favorable terms like higher LTVs, lower premiums, and extended 50-year amortizations.
Economies of Scale: Several assumptions dynamically scale down as the number of units increases to reflect portfolio-level pricing:
- Volume Pricing: Per-unit acquisition cost tiers from $425K (1–3 blocks) to $412K (4–6 blocks) to $400K (7+ blocks).
- Legal & Closing: Scales from 1.5% (1 block) down to a floor of 0.5% (5+ blocks).
- Appraisal & Inspection: Blends a $2,500 base report fee plus a $150/unit variable fee.
- Mortgage Broker Fee: Tiers downwards (1.0% on first $5M, 0.75% on next $5M, 0.5% over $10M).
- Property Management: Drops from 4.0% (1-2 blocks) down to 2.5% (7+ blocks).
Heat Pump vs Gas (Tenant Utility Advantage): Cold Creek units use high-efficiency heat pumps with electric backup — no gas connection. Compared to gas-heated comparables (e.g., Talbot on the Tail, Picton), tenants save an estimated $80–$150/mo in total utility costs: no gas delivery charges ($25–$35/mo base), and heat pump COP of 3–4 reduces heating energy consumption by 40–60% vs gas furnaces. This lower effective housing cost supports competitive market rents while differentiating the product.
Tenant-Pays-All-Utilities: In the back-to-back townhome format, each unit is fully self-contained with no common areas, lobbies, or shared corridors. All utilities (electric, water, sewer) are individually metered and paid by the tenant. The landlord has zero utility exposure during occupancy. The $0 utility default reflects this structure.
