Picton · Prince Edward County, Ontario

The Poplar · 3-Bed / 2.5-Bath Townhome
Inside Unit (Optimal Efficiency & Cost Base)

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 (+$3,063/yr). Features dual insulated party-wall thermal buffering for minimal heating/cooling load, lower sound transmission, and maximum net operating margin.

Acquisition Value

$425,000

Inside Unit Turnkey

20% Equity Down

$85,000

80% LTV (30-Yr Amort)

5-Yr Levered Hold IRR

16.0%

13.7% Net Exit IRR

DSCR (w/ TIEG)

1.157x

+$3,063/yr Net CF

Cold Creek Phase 1 Aerial Master Plan · Picton, PEC

Fully serviced civil infrastructure, nature trails & connected streetscapes

The Poplar · Inside Unit

Inside Unit · $425K

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 (Inside 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

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 $19,479/yr ($1,623/mo), producing a 1.157x DSCR cushion.

→ +$3,063/yr Day 1 net cash flow

100% HST Rebates

$55,250 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 · Inside 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

5.30% Cap Rate ✓

Generates +$3,063/yr net operating cash flow with a reliable 1.157x 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

1.157x DSCR ✓

Positive net cash flow and fast principal reduction.

Sources & Loan Sizing (1 Unit · The Poplar Inside Unit)	Amount (CAD)
Turnkey All-In Acquisition (1 Inside Unit @ $425,000)	$425,000
Total Net Acquisition Value	$425,000
Commercial Mortgage Base Loan (80% LTV)	−$340,000
Total Funded Loan Amount (Principal Balance)	$340,000
Mortgage Term & Amortization	5-Yr Fixed · 30-Yr Amort
Interest Rate Assumption	4.00% Fixed
Annual Debt Service (P&I Payments)	$19,479 / yr

Investor Capital Uses & Closing Outlays	Amount (CAD)
Equity Down Payment (20% of Acquisition)	$85,000
Ontario Land Transfer Tax (LTT)	$4,975
Legal & Closing (Volume Tier: 1.50%)	$6,375
Appraisal & Physical Inspection	$1,650
Mortgage Broker Fee (Institutional Placement Tier)	$3,400
Net HST Payable (13% Gross Less 100% Rebates)	$0 ($55,250 Rebated ✓)
Total Capital Required Out-of-Pocket	$101,400

Down Payment ($85,000 / 20%)

Controls $425,000 in brand-new high-efficiency freehold townhome real estate.

30-Year Amortization

Annual debt service of $19,479/yr delivers positive Day 1 cash-flow yield.

$55,250 Full HST Exemption

100% combined Federal PBRH and Ontario NRRPR rebates eliminate net HST liabilities.

Acquisition Value

$425,000

Inside Unit Turnkey

Equity Down (20%)

$85,000

80% LTV (30-Yr Amort)

Total Cash In

$101,400

All Closing Outlays Included

Funded Debt Balance

$340,000

30-Yr Amortization @ 4.0%

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%)	−$19,479
Net Cash Flow (Year 1) — 1.157x DSCR	+$3,063 / 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 Component	Older Gas Rental	The 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

1.157x DSCR

Lender Safety: ≥ 1.10x Required

Net Cash Flow (Yr 1)

+$3,063 / yr

$255 / month net

Going-In Cap Rate

5.30%

Based on $425,000 Cost Base

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

Specification	Typical Resale	The Poplar Spec
Heating & Cooling	Gas Furnace + AC	Cold-Climate Heat Pump (COP 3.0+)
Natural Gas Connection	Enbridge Gas (~$145/mo)	$0 — No Gas Line Required
Ownership Structure	Condo / Leasehold	100% Freehold Title
Parking	Surface Stall or Street	Private Attached Garage + Driveway
Lower Level	Slab-on-Grade	Full Basement (Future Suite Potential)
Exterior Envelope	R-22 Batt / Double-Pane	R-22 Batt / Double-Pane Low-E
Builder Warranty	As-Is Resale	Tarion 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

Inside Unit ($425,000)

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

+$21,224

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

Mortgage Paydown

Amortization

+$32,478

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

Asset Appreciation

3% Growth

+$67,691

Conservative 3.0% compound annual growth on freehold asset.

5-Yr Levered Returns

Dual IRR

16.0% Hold (2.04x)

13.7% Exit (1.84x)

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

1. Reservation

Month 1

Execute Purchase Agreement for The Poplar Inside 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 · 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 · 3-Bed / 2.5-Bath Townhome
Inside Unit (Optimal Efficiency & Cost Base)

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 TownhomeInside Unit (Optimal Efficiency & Cost Base)

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 Townhome
Inside Unit (Optimal Efficiency & Cost Base)