Cold Creek by Port Picton Homes
The Poplar · End Unit ($435,000)
Single Townhome Acquisition (80% LTV · 30-Yr Amort) · $2,350/mo Market Rent
Format: 1-Unit End ($435K) 1-Unit Inside ($425K) 8-Unit CMHC ($3.42M) 3-Storey CMHC
Financing:
★ 1-Pager Comparison Inside Unit Deck ($425K) 3-Storey Deck
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The Poplar Freehold Townhome
Cold Creek
Port Picton Homes
Picton · Prince Edward County, Ontario

The Poplar · 3-Bed / 2.5-Bath Townhome
End Unit (Premium Lot & Natural Light)

An attainable, high-yielding freehold residential acquisition featuring 1,200 sq.ft. 2-storey living space plus full basement, private attached garage, 80% LTV commercial financing, standard 30-year amortization, and Day 1 positive cash flow (+$2,605/yr). Features extra side-aspect fenestration for panoramic natural daylighting, a private exterior lot perimeter, and premium street presence.

Acquisition Value
$435,000
End Unit Turnkey
20% Equity Down
$87,000
80% LTV (30-Yr Amort)
5-Yr Levered Hold IRR
15.6%
13.3% Net Exit IRR
DSCR (w/ TIEG)
1.131x
+$2,605/yr Net CF
Cold Creek · Master Community Overview

Cold Creek Phase 1 Subdivision & Master Plan

A visionary master-planned residential enclave in Picton combining detached homes, freehold street towns, and parklands
Phase 1 Shovel-Ready
Cold Creek Aerial Plan
Cold Creek Phase 1 Aerial Master Plan · Picton, PEC
Fully serviced civil infrastructure, nature trails & connected streetscapes
The Poplar · End Unit
End Unit · $435K

Optimal family layout: 1,200 sq.ft. 2-storey freehold plan with 3 bedrooms, 2.5 baths, attached private garage, and basement.

Executive Streetscapes
High-End Comps

Upscale detached homes and street townhomes anchor community aesthetic and support long-term capital appreciation.

Diverse Demographic Appeal
High Demand

High appeal to young families, healthcare professionals, and retirees seeking maintenance-free freehold living.

Prime Picton Location
Walkable

Direct connection to Millennium Trail; minutes to Picton Main Street retail, dining, and the new PEC Memorial Hospital.

Product Model
The Poplar (End Unit)
3 Bed · 2.5 Bath · Garage
Civil Infrastructure
Shovel-Ready
Fully Serviced Lots
Location
Picton, PEC
Prince Edward County
Master Builder
Port Picton Homes
Tarion Registered Builder
THE POPLAR · END UNIT ($435,000)
CONFIDENTIAL MEMORANDUM · PORT PICTON HOMES
PAGE 02 / 08
The Poplar · Strategy

Traditional Commercial Mortgage: 100% Market Freedom

Commercial financing with standard 30-year amortization, zero rent covenants, $0 CMHC fees, and steady cash flow
80% LTV · 30-Yr Amort
100% Market Freedom
$0 Covenants

Zero rent restrictions. Free to lease at full market rent ($2,350/mo) with complete tenant selection autonomy.

→ Full market rent ($2,350/mo)
30-Yr Standard Amort
Steady Svc

30-year amortization fixes annual debt service to $19,937/yr ($1,661/mo), producing a 1.131x DSCR cushion.

→ +$2,605/yr Day 1 net cash flow
100% HST Rebates
$56,550 Saved

Qualifies for 100% elimination of 13% HST via Federal PBRH (5%) and Ontario NRRPR (8%) rebates.

→ $0 Net HST Payable ✓
10-Yr TIEG Tax Grant
$10,000 Rebated

County TIEG grant rebates 100% of municipal property tax ($1,000/yr) for Years 1–10, boosting net yield.

→ +$10,000 cumulative savings
The Poplar · End Unit Commercial Financing (80% LTV · 30-Yr Amort)
$0 CMHC Fees · 100% Market Rents · Robust DSCR Safety
Energy Physics
R-30+ & Cold-Climate Heat Pump
Zero natural gas bills, triple-pane Low-E glazing, and full Carbon Tax immunity.
Ownership Structure
Freehold Title
Zero condo fees, low maintenance overhead, and complete long-term ownership control.
Yield Profile
5.18% Cap Rate ✓
Generates +$2,605/yr net operating cash flow with a reliable 1.131x DSCR safety cushion.
1. High-Performance Envelope
R-30+ & Triple-Pane
Continuous exterior foam, airtight air barrier, zero gas.
2. Tenant Utility Savings
~$120/mo Cheaper
Tenants save ~$1,440/yr vs gas stock, eliminating utility bill shock.
3. Family Layout & Garage
3 Bed / 2.5 Bath
Attached garage, private driveway, second-floor laundry.
4. Clean Cash-on-Cash
1.131x DSCR ✓
Positive net cash flow and fast principal reduction.
THE POPLAR · END UNIT ($435,000)
CONFIDENTIAL MEMORANDUM · PORT PICTON HOMES
PAGE 03 / 08
The Poplar · Budget

Acquisition Budget & Closing Capital Stack

Line-by-line breakdown of purchase price, 80% LTV commercial debt, and closing expenditures
End Unit · $435,000
Sources & Loan Sizing (1 Unit · The Poplar End Unit) Amount (CAD)
Turnkey All-In Acquisition (1 End Unit @ $435,000) $435,000
Total Net Acquisition Value $435,000
Commercial Mortgage Base Loan (80% LTV) −$348,000
Total Funded Loan Amount (Principal Balance) $348,000
Mortgage Term & Amortization 5-Yr Fixed · 30-Yr Amort
Interest Rate Assumption 4.00% Fixed
Annual Debt Service (P&I Payments) $19,937 / yr
Investor Capital Uses & Closing OutlaysAmount (CAD)
Equity Down Payment (20% of Acquisition) $87,000
Ontario Land Transfer Tax (LTT)$5,175
Legal & Closing (Volume Tier: 1.50%)$6,525
Appraisal & Physical Inspection$1,650
Mortgage Broker Fee (Institutional Placement Tier)$3,480
Net HST Payable (13% Gross Less 100% Rebates)$0 ($56,550 Rebated ✓)
Total Capital Required Out-of-Pocket $103,830
Down Payment ($87,000 / 20%)
Controls $435,000 in brand-new high-efficiency freehold townhome real estate.
30-Year Amortization
Annual debt service of $19,937/yr delivers positive Day 1 cash-flow yield.
$56,550 Full HST Exemption
100% combined Federal PBRH and Ontario NRRPR rebates eliminate net HST liabilities.
Acquisition Value
$435,000
End Unit Turnkey
Equity Down (20%)
$87,000
80% LTV (30-Yr Amort)
Total Cash In
$103,830
All Closing Outlays Included
Funded Debt Balance
$348,000
30-Yr Amortization @ 4.0%
THE POPLAR · END UNIT ($435,000)
CONFIDENTIAL MEMORANDUM · PORT PICTON HOMES
PAGE 04 / 08
The Poplar · Pro-Forma

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

Underwritten market rents, zero-utility exposure, and side-by-side tenant affordability advantage
TIEG Rebate: $1,000/yr
1-Unit Revenue & Operating Stack (The Poplar · 100% Market)Annual (CAD)
1 × 3-Bedroom Poplar (1,200 sq.ft. · Garage) @ $2,350/mo$28,200
Gross Potential Revenue (GPI)$28,200
Vacancy & Credit Loss Allowance (7.5%)−$2,115
Effective Gross Income (EGI)$26,085
Operating Expenses (Insurance $1.4K, Repairs $800, Reserve $300, Mgmt 4%)−$3,543
Municipal Property Tax ($1,000/yr) — 100% Rebated by TIEG$0 (Rebated ✓)
Net Operating Income (NOI with TIEG)$22,542
Annual Debt Service (30-Yr Amort @ 4.0%)−$19,937
Net Cash Flow (Year 1) — 1.131x DSCR+$2,605 / yr
Total Cost of Occupancy (Rent + Utilities) Advantage

The Poplar features $0 natural gas bills and heat pumps. Tenants pay ~$65/mo less total out-of-pocket living costs than older PEC gas rentals, driving immediate tenant absorption.

Living Expense ComponentOlder Gas RentalThe Poplar All-Electric
3-Bedroom Contract Rent$2,250$2,350
Enbridge Gas & Heating+$145$0 (No Gas ✓)
Hydro Electricity+$130+$110 (Heat Pump)
Total Out-of-Pocket / Mo$2,525$2,460 (−$65/mo ✓)
100% Sub-Metered Electricity

Tenants pay 100% of their hydro power. Zero landlord utility liabilities.

Net Operating Income
$22,542 / yr
With 10-Yr TIEG Tax Grant
Debt Service Coverage
1.131x DSCR
Lender Safety: ≥ 1.10x Required
Net Cash Flow (Yr 1)
+$2,605 / yr
$217 / month net
Going-In Cap Rate
5.18%
Based on $435,000 Cost Base
THE POPLAR · END UNIT ($435,000)
CONFIDENTIAL MEMORANDUM · PORT PICTON HOMES
PAGE 05 / 08
The Poplar · Floor Plan & Physics

Asset Architecture, Floor Plans & Building Physics

1,200 sq.ft. 2-storey freehold layout + full basement with private attached garage and all-electric heat pump design
3 Bed · 2.5 Bath · Garage
The Poplar 3D Isometric Dollhouse Floor Plan
The Poplar · 3D Isometric Cutaway (Ground Living & Garage + 2nd Floor 3-Bed Suite)
The Poplar Exterior Elevation
SpecificationTypical ResaleThe Poplar Spec
Heating & CoolingGas Furnace + ACCold-Climate Heat Pump (COP 3.0+)
Natural Gas ConnectionEnbridge Gas (~$145/mo)$0 — No Gas Line Required
Ownership StructureCondo / Leasehold100% Freehold Title
ParkingSurface Stall or StreetPrivate Attached Garage + Driveway
Lower LevelSlab-on-GradeFull Basement (Future Suite Potential)
Exterior EnvelopeR-22 Batt / Double-PaneR-22 Batt / Double-Pane Low-E
Builder WarrantyAs-Is ResaleTarion 7-Year New Home Warranty
Format
2-Storey + Basement
1,200 Sq Ft + 292 Sq Ft
Parking Capacity
2 Stalls
Private Garage + Driveway
Natural Gas Exposure
$0 / Year
100% Carbon Tax Free
Room Layout
3 Bed · 2.5 Bath
End Unit ($435,000)
THE POPLAR · END UNIT ($435,000)
CONFIDENTIAL MEMORANDUM · PORT PICTON HOMES
PAGE 08 / 08
The Poplar · Returns

5-Year Wealth Creation & Financial Waterfall

Multi-generational compound returns powered by 30-year mortgage principal paydown and asset appreciation
15.6% Levered Hold IRR · 13.3% Exit IRR
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
+$18,040
5-year cumulative net operating cash distributions deposited into bank.
Mortgage Paydown
Amortization
+$33,243
Direct principal reduction paid down 100% by tenant rental income.
Asset Appreciation
3% Growth
+$69,285
Conservative 3.0% compound annual growth on freehold asset.
5-Yr Levered Returns
Dual IRR
15.6% Hold (2.03x)
13.3% Exit (1.83x)
Hold IRR reflects ending equity; Exit IRR deducts 4% disposition fee.
THE POPLAR · END UNIT ($435,000)
CONFIDENTIAL MEMORANDUM · PORT PICTON HOMES
PAGE 08 / 08
The Poplar · Partnership

Master Builder Partnership & Turnkey Roadmap

Seamless execution backed by Port Picton Homes craftsmanship and RE/MAX Quinte Ltd. Brokerage
Turnkey Delivery
1. Reservation
Month 1

Execute Purchase Agreement for The Poplar End Unit. Deposit $25,000 refundable earnest funds and finalize commercial lender financing.

✓ Commercial loan commitment
2. Mortgage Approval
Months 2–3

Secure institutional mortgage approval for 80% LTV, 30-year amortization. Foundation pours commence.

✓ 80% LTV mortgage commitment
3. Precision Build
Months 4–9

Precision framing, code-standard insulation envelope, cold-climate heat pump installation, and standard appliance package.

✓ Tarion 7-year builder warranty
4. Turnkey Delivery
Months 10–12

Municipal occupancy permits issued. Tenant pre-leasing and move-ins managed by brokerage. Cash flow distributions begin.

✓ 100% occupied turnkey asset
Port Picton Homes
Port Picton Homes · RE/MAX Quinte Ltd. Brokerage
Master Builder Offering & Exclusive Investor Representation · Picton, Ontario
Elyse Cleave
Sales Representative · RE/MAX Quinte Ltd. Brokerage
elyse@remaxquinte.com · (613) 503-2128
Inquire Now
THE POPLAR · END UNIT ($435,000)
CONFIDENTIAL MEMORANDUM · PORT PICTON HOMES
PAGE 08 / 08