Investment property for sale in York Region and the GTA

Multi-residential, mixed-use, and net-leased property, valued on income that has actually been verified.

The short version

The cap rate is only as good as the income under it

Every investment listing quotes a cap rate. Very few of them quote one you can rely on. The number is only as good as the income underneath it, and the income is only as good as the leases, the vacancy assumption, and the expenses the seller chose to include.

The work on an investment purchase is not finding the building. It is verifying the rent roll against actual leases, checking what the operating costs really are, and understanding when the leases expire and what happens when they do.

Do this first

How the number gets checked

Six things that decide whether the deal works. Every one of them is cheaper to check now than to discover later.

Rent roll against the leases Every unit, every rent, every expiry, read against the actual signed document. Stated rents and collected rents are not always the same thing.

Normalised operating expenses Sellers understate management, vacancy, and repairs. A pro forma with two percent vacancy in a building with annual turnover is not a real number.

Lease expiry ladder If most of the income rolls in the same year, that is concentrated risk, and it should be priced in.

Tenant covenant A national chain on a fifteen-year lease and a new business on a three-year lease do not deserve the same cap rate, even at the same rent.

Recovery structure Who actually pays taxes, maintenance, and insurance. In a gross lease every cost increase comes out of your return.

Financing coverage Commercial lenders size the loan on debt service coverage, not on the purchase price. Run that before you make the offer, not after.

Live from the MLS®

Amir’s listings

Every property Amir has on the market, homes first, then commercial. Active only, straight from the board feed.

Know the range

What moves the cap rate

Factor	Tightens the rate	Widens the rate
Tenant quality	National covenant, long term	New or local business, short term
Lease structure	Fully net, tenant pays everything	Gross, landlord absorbs increases
Location	Yonge corridor, transit, dense	Secondary road, thin catchment
Asset type	Purpose-built multi-residential, net-leased retail	Older mixed-use with deferred maintenance
Condition	Recent roof, HVAC, and envelope work	Capital spending due in the next two years

Where to look

Submarkets for investment

Rates and supply change block to block. These are the pockets worth knowing for this category.

Yonge corridor mixed-useRetail at grade with apartments above. The most common small investment asset here.

Richmond Hill and Thornhill plazasMulti-tenant retail with a mix of covenants.

North York C14 and C07Apartment buildings and mixed-use near the subway.

Markham and VaughanNet-leased retail and small industrial investment.

Newmarket and AuroraHigher going-in yields, thinner tenant pool.

Durham regionThe widest cap rates in the GTA, and the most management.

Questions people actually ask

Investment FAQ

What cap rate should I expect?

It depends entirely on asset type, tenant quality, and location, and any single figure quoted without those is marketing. What matters far more is whether the income used to calculate it survives verification.

How much do I need to put down?

Commercial lenders typically want 25 to 35 percent, and they size the loan on the property's income rather than on your personal situation. Weaker income means a smaller loan, not a higher rate.

Is a small mixed-use building a good first investment?

It is the most common starting point in this market, and the management load is the thing people underestimate. That is what the property management service exists for.

Tell us the requirement

Looking for investment?

Send the size, area, and timing. You get a shortlist back, including space that has not been listed yet.

Other categories

Not quite what you need?

OfficeProfessional suites, medical space, and whole floors along the Yonge and Highway 7 corridors. RetailPlaza units, street-front stores, end-caps with parking, and pad sites across the Yonge corridor. IndustrialWarehouse, flex, and shop units with truck-level or drive-in shipping across York and Durham. LandDevelopment parcels, serviced lots, and assembly opportunities from Richmond Hill to East Gwillimbury. Business for saleGoing concerns sold with the real estate, with the lease, or on their own.

Listings are provided under the Internet Data Exchange (IDX) programme of the Toronto Regional Real Estate Board. Information is deemed reliable but is not guaranteed accurate. Listings held by brokerages other than Nave Real Estate, Brokerage Inc. are identified with the name of the listing brokerage. Lease and operating cost figures on this page are general guidance, not an offer, and must be verified for any specific property.