The Poplar 2-Storey Townhome - Exterior Elevation

Picton · Prince Edward County, Ontario

The Poplar · 3-Bed / 2.5-Bath Freehold Towns
8-Unit Block Portfolio (2 End @ $435K + 6 Inside @ $425K)

An institutional freehold residential acquisition featuring 1,200 sq.ft. 2-storey layouts with full basements, private attached garages, 80% LTV commercial financing, standard 30-year amortization, and robust Day 1 net operating cash flow (+26,805/yr).

Acquisition Value

$3,420,000

8 Units (Avg: $427.5K)

20% Equity Down

$684,000

80% LTV (30-Yr Amort)

5-Yr Levered Hold IRR

17.2%

14.9% Net Exit IRR

DSCR (w/ TIEG)

1.171x

+$26,805/yr Net CF

Cold Creek Phase 1 Master Plan Aerial View

Cold Creek Phase 1 Aerial Master Plan · Picton, PEC

Fully serviced civil infrastructure, nature trails & connected streetscapes

The Poplar · Freehold Street Towns

Core Asset

The Poplar represents an optimal family layout: 1,200 sq.ft. 2-storey freehold floor plan with 3 bedrooms, 2.5 bathrooms, attached private garage, and an optional 292 sq.ft. lower level. High market appeal and robust long-term retention.

Single-Family & Executive Streetscapes

High-End Comps

Executive detached homes and upscale street townhomes anchor the community's premium aesthetic, driving high neighbourhood pride-of-ownership and supporting robust long-term capital appreciation.

Attainable Multi-Residential Parcels

Diverse Density

Medium-density parcels adding diverse price points and vibrant demographic balance across Prince Edward County's fastest-growing residential hub.

Millennium Trail & Downtown Integration

Prime Location

Integrated municipal parkland and direct connections to the Millennium Trail network. Minutes to Picton Main Street retail, dining, and the new Prince Edward County Memorial Hospital.

Product Model

The Poplar

3 Bed · 2.5 Bath · Garage

Civil Infrastructure

Shovel-Ready

Fully Serviced Roads & Utilities

Location / Municipality

Picton, PEC

Walkable to Core Amenities

Master Builder

Port Picton Homes

Tarion Registered Builder

100% Market Freedom

$0 Covenants

Zero rent-restriction covenants. Every single unit rents at 100% full market rent ($2,350/mo) with complete leasing flexibility and full annual guideline increases.

→ 100% market rent on all units

30-Yr Standard Amort

Steady Svc

Standard 30-year commercial amortization fixes annual debt service to $156,745/yr ($13,062/mo for 8 units), producing a reliable 1.171x DSCR debt safety cushion.

→ +$26,805/yr Day 1 net cash flow

100% HST Rebates

$444,600 Saved

Qualifies for 100% elimination of the 13% Harmonized Sales Tax via Federal Purpose-Built Rental Housing (PBRH 5%) and Ontario NRRPR (8%) rebates.

→ $0 Net HST Payable ✓

10-Yr TIEG Tax Grant

$80,000 Rebated

County Tax Increment Equivalent Grant (TIEG) rebated 100% of municipal property tax ($1,000/yr/unit) for Years 1–10, boosting net operating income and yield.

→ +$80,000 cumulative savings

The Poplar · 8-Unit Block Commercial Financing (80% LTV · 30-Yr Amort)

$0 CMHC Fees · 100% Market Rents · 1.17x DSCR Safety

Energy Performance All-Electric

R-30+ Envelope & Heat Pump

Cold-climate heat pump (COP 3.0+), advanced air-barrier sealing, triple-pane glazing, and zero natural gas.

Tenancy Freedom 0 Covenants

100% Market Tenancy

Complete freedom to select high-credit quality tenants and adjust market pricing without restrictive covenants.

Yield Profile 5.37% Cap

High Cash Flow Yield ✓

Generates +$26,805/yr net cash flow with a reliable 1.171x DSCR safety margin.

1. High-Performance Envelope

R-30+ & Low-E Glazing

Continuous exterior insulation, airtight construction, zero gas. 100% Carbon Tax immunity.

2. Drastically Lower Utilities

~$120/mo Savings

Tenants save ~$1,440/yr on heating/cooling vs. gas stock. Eliminates tenant utility bill shock.

3. Multi-Bed Family Appeal

3 Bed / 2.5 Bath

Generous bedroom sizing, second-floor laundry, and private attached garage create multi-year tenancies.

4. Maximized Effective NOI

1.171x DSCR ✓

Robust debt coverage and zero gas infrastructure costs provide long-term capital preservation.

Sources & Loan Sizing (8-Unit Block · The Poplar)	Amount (CAD)
Turnkey All-In Acquisition (2 End @ $435K + 6 Inside @ $425K)	$3,420,000
Total Net Portfolio Acquisition Value (Avg: $427,500/unit)	$3,420,000
Commercial Mortgage Base Loan (80% LTV)	−$2,736,000
Total Funded Loan Amount (Principal Balance)	$2,736,000
Mortgage Term & Amortization	5-Yr Fixed · 30-Yr Amort
Interest Rate Assumption	4.00% Fixed
Annual Debt Service (P&I Payments)	$156,745 / yr

Investor Capital Uses & Closing Outlays	Amount (CAD)
Equity Down Payment (20% of Net Acquisition)	$684,000
Ontario Land Transfer Tax (LTT)	$40,300
Legal & Closing (Volume Tier: 0.80%)	$27,360
Appraisal & Physical Inspection	$2,700
Phase 1 Environmental Site Assessment (ESA)	$2,500
Mortgage Broker Fee (Institutional Placement Tier)	$27,360
Net HST Payable (13% Gross Less 100% Rebates)	$0 ($444,600 Rebated ✓)
Total Capital Required Out-of-Pocket	$784,220

Down Payment ($684,000 / 20%)

Institutional commercial financing controlling $3,420,000 in brand-new high-efficiency freehold townhome real estate.

30-Year Amortization

Annual debt service is optimized to $156,745/yr, delivering +$26,805/yr Day 1 cash-flow yield.

$444,600 Full HST Exemption

Qualifies for 100% combined Federal PBRH and Ontario NRRPR rebates, fully eliminating all net HST liabilities on acquisition.

Acquisition Value

$3,420,000

8 Units (Avg: $427.5K)

Equity Down (20%)

$684,000

80% LTV (30-Yr Amort)

Total Cash In

$784,220

CAD $98,028 / unit

Funded Debt Balance

$2,736,000

30-Yr Amortization @ 4.0%

8-Unit Revenue & Operating Stack (The Poplar · 100% Market)	Annual (CAD)
8 × 3-Bedroom Poplar (1,200 sq.ft. · Garage) @ $2,350/mo	$225,600
Pet Fee Ancillary Revenue (3 units @ $35/mo)	$1,260
Gross Potential Revenue (GPI)	$226,860
Vacancy & Credit Loss Allowance (7.5%)	−$17,015
Effective Gross Income (EGI)	$209,846
Operating Expenses (Insurance, Repairs, Reserve, Mgmt @ 3.0%)	−$26,295
Municipal Property Tax ($8,000/yr) — 100% Rebated by TIEG	$0 (Rebated ✓)
Net Operating Income (NOI with TIEG)	$183,550
Annual Debt Service (30-Yr Amort @ 4.0%)	−$156,745
Net Cash Flow (Year 1) — 1.171x DSCR	+$26,805 / yr

Total Cost of Occupancy (Rent + Utilities) Advantage

The Poplar features $0 natural gas bills and cold-climate heat pumps (COP 3.0+). Tenants pay ~$65/mo less total out-of-pocket living costs than older Prince Edward County gas rentals, driving immediate tenant absorption and long-term lease stability.

Monthly Living Expense Component	Older PEC Gas Rental	The Poplar All-Electric
3-Bedroom Contract Rent	$2,250	$2,350
Enbridge Gas Fee & Heating	+$145	$0 (No Gas ✓)
Hydro Electricity & Power	+$130	+$110 (Heat Pump)
Total Out-of-Pocket Cost / Mo	$2,525	$2,460 (−$65/mo ✓)

Landlord Bottom-Line Immunity

Tenants pay 100% of sub-metered hydro electricity. Zero shared common area utility liabilities and zero carbon levy exposure protect net yields permanently.

Net Operating Income

$183,550 / yr

With 10-Yr TIEG Tax Grant

Debt Service Coverage

1.171x DSCR

Lender Safety: ≥ 1.10x Required

Net Cash Flow (Yr 1)

+$26,805 / yr

$2,234 / month net

Going-In Cap Rate

5.37%

Based on $3,420,000 Cost Base

The Poplar · 3D Isometric Cutaway (Ground Living & Garage + 2nd Floor 3-Bed Suite)

Engineering Specification	Standard Ontario Code	Cold Creek High-Performance
Exterior Wall Insulation	R-22 Batt (thermal bridging)	R-30+ Continuous Foam
Roof & Attic R-Value	R-50 Blown Cellulose	R-60 Advanced Insulation
Glazing / Window Spec	Double-Pane Clear (U=1.8)	Triple-Pane Low-E Argon (U≤1.1)
Heating & Cooling System	Atmospheric Gas Furnace + AC	Cold-Climate Heat Pump (COP 3.0+)
Appliance Package	Standard Builder White Goods	$5,000 Energy Star Suite / Unit

Architecture / Format

2-Storey + Basement

1,200 Sq Ft + 292 Sq Ft

Parking Capacity

16 Stalls Total

8 Garages + 8 Driveways

Natural Gas Exposure

$0 / Year

100% Carbon Tax Free

Room Layout

8 × 3 Bed / 2.5 Bath

2 End ($435K) + 6 Inside ($425K)

Projection Year	Gross Revenue (2.5% gr)	Effective Gross Income	Opex (w/ TIEG Grant)	NOI (with TIEG)	Debt Service	Net Cash Flow	Principal Paid	Portfolio Value (3% gr)	Total Accumulated Equity

Cash Flow Yield

Liquid

+$182,121

5-year cumulative net operating cash distributions deposited into bank.

Mortgage Paydown

Amortization

+$261,356

Direct principal reduction paid down 100% by tenant rental income.

Asset Appreciation

3% Growth

+$544,717

Conservative 3.0% compound annual growth on freehold asset.

5-Yr Levered Returns

Dual IRR

17.2% Hold (2.13x)

14.9% Exit (1.93x)

Hold IRR reflects ending equity; Exit IRR deducts 4% disposition fee.

1. Reservation

Month 1

Execute Purchase Agreement for The Poplar 8-Unit Block. Deposit $50,000 refundable earnest funds and finalize commercial lender financing package.

✓ Commercial loan commitment

2. Mortgage Approval

Months 2–3

Secure institutional mortgage approval for 80% LTV, 30-year amortization. Lender funds construction draw, and foundation pours commence.

✓ 80% LTV mortgage commitment

3. Precision Build

Months 4–9

Port Picton Homes executes precision framing, R-30+ envelope, triple-pane glazing, heat pump rough-ins, and Energy Star appliance suite installation.

✓ Tarion 7-year builder warranty

4. Turnkey Delivery

Months 10–12

Municipal occupancy permits issued. Brokerage manages tenant pre-leasing and move-ins. Day 1 net operating cash flow distributions commence.

✓ 100% occupied turnkey asset

Port Picton Homes · RE/MAX Quinte Ltd. Brokerage

Master Builder Offering & Exclusive Institutional Investor Representation · Picton, Ontario

Elyse Cleave

Sales Representative · RE/MAX Quinte Ltd. Brokerage

elyse@remaxquinte.com · (613) 503-2128

Inquire Now

The Poplar · 3-Bed / 2.5-Bath Freehold Towns
8-Unit Block Portfolio (2 End @ $435K + 6 Inside @ $425K)

Cold Creek Phase 1 Subdivision & Master Plan

Traditional Commercial Mortgage: 100% Market Freedom

Acquisition Budget & Closing Capital Stack

Revenue Pro-Forma & Total Cost of Occupancy (TCO)

Asset Architecture, Floor Plans & Building Physics

5-Year Wealth Creation & Financial Waterfall

Master Builder Partnership & Turnkey Roadmap

The Poplar · 3-Bed / 2.5-Bath Freehold Towns8-Unit Block Portfolio (2 End @ $435K + 6 Inside @ $425K)

Cold Creek Phase 1 Subdivision & Master Plan

Traditional Commercial Mortgage: 100% Market Freedom

Acquisition Budget & Closing Capital Stack

Revenue Pro-Forma & Total Cost of Occupancy (TCO)

Asset Architecture, Floor Plans & Building Physics

5-Year Wealth Creation & Financial Waterfall

Master Builder Partnership & Turnkey Roadmap

The Poplar · 3-Bed / 2.5-Bath Freehold Towns
8-Unit Block Portfolio (2 End @ $435K + 6 Inside @ $425K)