$4,700,000
ULS: 19063802
16+-Plex
for sale
6 Rue Yvan-Ménard, Saint-Rémi
Welcome to 32 logements situé au 6 rue Yvan-Ménard, Saint-Rémi ! 32-unit building generating $283,176 in annual income (with significant potential for growth). Built in 1987, all-brick exterior, metal roof (2014), 47 parking spaces, recent water heaters (less than 10 years old), heating costs covered by tenants. Well maintained by the same owners since 2000. Gross rent multiplier (GRM): 16.6. Cap rate: 4.72%. Sale is conditional on the simultaneous purchase of the neighboring property at 10 Yvan-Ménard Street. An ideal opportunity for investors seeking a solid, profitable multi-unit portfolio. See addendum for additional information.
Sale with exclusion(s) of legal warranty - See listing broker(s)
ROBERT SICOTTE
Certified real estate broker
Addendum
32-Unit High-Yield Building in Saint-Rémi
Address: 6 Yvan-Ménard Street, Saint-Rémi (QC)
Asking Price: $4,700,000
Gross Annual Income: $283,176
Exceptional investment opportunity with this well-maintained 32-unit building, offering stable returns and excellent asset value. Situated on a 36,586 sq. ft. lot, it features 47 parking spaces to efficiently meet tenant needs.
Property Features:
Year built: 1987
Metal roof replaced in 2014
All water heaters under 10 years old
Electric heating paid by tenants
8 semi-basement terraces renovated and enlarged in 2016
Meticulously maintained by the same owners since 2000
Investor Financial Analysis:
Gross Rent Multiplier (GRM)
GRM = Asking Price ÷ Gross Annual Income
GRM = $4,700,000 ÷ $283,176 16.6
A GRM below 18 is considered reasonable for a residential building of this quality in the Montreal outskirts.
Capitalization Rate (Cap Rate)
Estimated Annual Expenses:
Municipal taxes (2025): $30,588.72
School taxes (2024--2025): $1,948.64
Electricity (2024): $1,392.99
Snow removal (2024--2025): $4,830.01
Additional snow removal: $552.00
Lawn maintenance (2025): $1,563.66
Property insurance: $13,260.94
Waste and recycling: $4,488.39
Cleaning/maintenance: $2,837.00
Total Annual Expenses: $61,462.35
Net Operating Income (NOI):
$283,176 -- $61,462.35 = $221,713.65
Cap Rate:
$221,713.65 ÷ $4,700,000 4.72%
This cap rate reflects a stable, well-managed asset in a solid rental market, with potential for rent optimization and indexing.
A property of this scale, maintained with such care and offering consistent returns, represents a reliable investment--rare on the market.
PROPERTY PACKAGE -- 40 Units in Saint-Rémi (6 & 10 Yvan-Ménard Street)
Total Price: $7,000,000
Gross Annual Income: $411,396
Two well-maintained buildings (8 units built in 2017 and 32 units built in 1987), electric heating paid by tenants, metal roofs, recent water heaters.
Financial Overview:
Combined net operating income around $163,000, average GRM 17.27, average cap rate 4.62%, offering stable and attractive returns.
Highlights:
Buildings located across from each other, simplifying management
Tenant-paid heating
Optimization potential
This package offers a unique opportunity for investors seeking a solid, high-yield multi-unit portfolio in a growing market.
Address: 6 Yvan-Ménard Street, Saint-Rémi (QC)
Asking Price: $4,700,000
Gross Annual Income: $283,176
Exceptional investment opportunity with this well-maintained 32-unit building, offering stable returns and excellent asset value. Situated on a 36,586 sq. ft. lot, it features 47 parking spaces to efficiently meet tenant needs.
Property Features:
Year built: 1987
Metal roof replaced in 2014
All water heaters under 10 years old
Electric heating paid by tenants
8 semi-basement terraces renovated and enlarged in 2016
Meticulously maintained by the same owners since 2000
Investor Financial Analysis:
Gross Rent Multiplier (GRM)
GRM = Asking Price ÷ Gross Annual Income
GRM = $4,700,000 ÷ $283,176 16.6
A GRM below 18 is considered reasonable for a residential building of this quality in the Montreal outskirts.
Capitalization Rate (Cap Rate)
Estimated Annual Expenses:
Municipal taxes (2025): $30,588.72
School taxes (2024--2025): $1,948.64
Electricity (2024): $1,392.99
Snow removal (2024--2025): $4,830.01
Additional snow removal: $552.00
Lawn maintenance (2025): $1,563.66
Property insurance: $13,260.94
Waste and recycling: $4,488.39
Cleaning/maintenance: $2,837.00
Total Annual Expenses: $61,462.35
Net Operating Income (NOI):
$283,176 -- $61,462.35 = $221,713.65
Cap Rate:
$221,713.65 ÷ $4,700,000 4.72%
This cap rate reflects a stable, well-managed asset in a solid rental market, with potential for rent optimization and indexing.
A property of this scale, maintained with such care and offering consistent returns, represents a reliable investment--rare on the market.
PROPERTY PACKAGE -- 40 Units in Saint-Rémi (6 & 10 Yvan-Ménard Street)
Total Price: $7,000,000
Gross Annual Income: $411,396
Two well-maintained buildings (8 units built in 2017 and 32 units built in 1987), electric heating paid by tenants, metal roofs, recent water heaters.
Financial Overview:
Combined net operating income around $163,000, average GRM 17.27, average cap rate 4.62%, offering stable and attractive returns.
Highlights:
Buildings located across from each other, simplifying management
Tenant-paid heating
Optimization potential
This package offers a unique opportunity for investors seeking a solid, high-yield multi-unit portfolio in a growing market.
Building details and property interior
Dimensions
54' 1" X 114' 8" irr.
Year constructed
1987
Windows
PVC
Window Type
Sliding
Siding
Brick, Aluminum
Roofing
Sheet metal
Basement
6 feet and more, Finished basement
Lot and exterior features
Lot size
31' 1" X 301' 9" irr.
Lot area
36,587.80 ft²
Topography
Flat
Driveway
Double width or more, Asphalt
Parking (total)
Driveway (48)
Proximity
Park, Bicycle path, Elementary school, High school, Daycare centre
Characteristics
Heating System
Electric baseboard units
Heating Energy
Electricity
Property or unit amenity
Other, Fire detector (N)
Water Supply
Municipality
Sewage System
Municipality
Financial details
Municipal assessment (2025)
- Lot assessment
- $ 828,900
- Building assessment
- $ 2,426,900
- Total
- $ 3,255,800
Taxes
- Municipal (2025)
- $ 30,589
- School (2025)
- $ 2,094
- Total
- $ 32,683
Annual expenses
- Insurance
- $ 13,261
- Superintendent
- $ 4,800
- Snow removal
- $ 5,382
- Maintenance
- $ 2,837
- Garbage
- $ 4,489
- Lawn
- $ 1,564
- Total
- $ 32,333
Energy expenses
- Electricity
- $ 1,393
- Total
- $ 1,393
Gross annual revenues (potential)
- Residential
- $ 283,776
- Total
- $ 283,776
Inclusions and exclusions
Inclusions
Light fixtures and hardware will be on-site on the day of closing.
Exclusions
Light fixtures, blinds, curtains with rods, and tenants' personal belongings.
Mortgage payment calculator
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