Boissiere Realty Group

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Boissiere Realty Group

01/03/2025

An interesting condo for first time home buyers to consider.

270 Queens Quay West #2504

1+1 bedroom, 1 bathroom
788 sq ft
$645/month maintenance fees (includes internet, water, cable)
Listed at $599,900
Listing Brokerage: Royal Elite Realty Inc.

WHY I WOULD CONSIDER THIS?

- For a first time home buyer - cheaper entrance point to start to build equity. As it’s a good price per sf, it allows you to eventually upsize in 7-10 years if needed.
- Located on the waterfront. Great location to get downtown, out of the city, jog along the water, etc.
- 788 sqft so spacious floorplan (relative to brand new builds).
- Maintenance fees includes tv, internet and water so not that high
- Priced at $761/sqft which is GREAT value for downtown Toronto. I would imagine price is negotiable so I would be targeting around 3-5% discount off listing price.

If you are interested in arranging a viewing, please DM me.

12/03/2024

Congratulations to my buyer LV on her wonderful purchase of this 1 bedroom waterfront condo in Toronto.

My client was looking to take advantage of the softer Toronto condo market knowing she wanted to buy a condo in the near future. We began the search and looked at properties until she found this one which had the location and characteristics she was looking for.

We began the negotiation process and were able to secure this unit for $42,500 less than the exact same unit 8 floors higher sold for only 2 months ago! Also $132,500 lower than the all-time high for the exact unit 9 floors higher which sold in Nov 2022.

As I continue to coach my buyers to understand and be comfortable with - the real estate market just like stock market will have peaks and troughs. The smart money will have a buy and hold strategy and look for long term gains. Soft markets create opportunities for those who understand the risk/reward tradeoff. I’m confident my client got a great deal here and she will make money with this one!

If you are thinking about buying a condo in Toronto to live in or as an investment - let’s have a call to discuss the process and how I can help you achieve your goals.

11/26/2024

Another interesting multiplex for my investor network:

Junction Area
- Duplex with an additional studio above the
garage
- Double car garage
- All units have own laundry, separate
entrance and fully contained
- Listed at $1.25MM which I think is high.
Break even on cash flow is around
$1.17MM. Anything under $1.2MM I think
should be considered.

Unit A (main level):
- 3.5 bedroom, 1.5 bathrooms
- currently rented for $2,972.50
- lease is up Jan 31, 2025 but tenants may
stay

Unit B (basement):
- 2 bedroom, 1 bathroom
- decent ceiling height for a basement
- smaller kitchen but workable and not
impacting rents
- currently rented for $1,850
- lease is up Jan 31, 2025 and tenants will be
leaving

Unit C (studio):
- above the garage but pretty nicely set up.
- good ceiling height, natural light and it
doesn’t feel small
- listing agent says it was rented for $1,850
before but now is vacant. I have used
$1,680 as rent for my numbers but should
be able to get higher but certainly at
minimum can can get $1,680.

Assumptions:
- 5% mortgage on a 5yr fixed. 20% down. 25yr am.
- monthly rent - $6,500
- property taxes - $3,813
- insurance - $1,514
- utilities - $7,465
- 1% annual price appreciation
= ~13% ROI!

If you are interested as a buyer - let’s connect to further discuss my analysis and arrange a showing.

11/18/2024

ATTENTION Investors:

Are you looking to start or grow your real estate portfolio? Tired of the severely negative cash flow properties in the GTA? This detached house on a massive lot should be considered. Located in a peripheral city - more details if you DM me.

Here is why I like this property:

- Legal duplex (1,240 sqft AG):
- Unit A (ground floor) - 3 large
bedrooms, 1 bathroom
- Unit B (basement) - 3 large bedrooms,
1.5 bathroom, sunroom

- massive lot size: 67’ x 231’ so has lots of potential for future building

- updated enough that no immediate renovations are needed (appliances 2021-2022, Windows 2020, Furnace 2019, Hot Water Tank (Owned) 2021)

- tenanted with market rents being paid and rent payments in good standing

- rent: $3,840 combined. Tenants pay all utilities.

- running rough numbers: Aim to purchase around $750k. 5 yr mortgage rate of 5%. Conservative 0.5% annual price appreciation. Annual ROI around 9.5% and
-$200 monthly cash flow (very small carrying cost and would try to get lower price so closer to flat cash flow).

Of course if you can get a better mortgage rate, purchase price, or price appreciation then these numbers would be better.

It’s a great way to start your portfolio if your budget is under $800k. Start to build equity and not bleed cash. Also a great addition to an existing portfolio depending on what you currently own.

If interested - DM me to arrange a showing and to connect to further discuss.

11/08/2024

TRREB October 2024 Market Stats:
Greater Toronto Area (GTA) home sales increased strongly year-overyear in October 2024. Over the same period, new listings were up, but by a lesser annual rate. The result was tighter market conditions compared to October 2023. The average selling price was up slightly on an annual basis.

“While we are still early in the Bank of Canada’s rate cutting cycle, it definitely does appear that an increasing number of buyers moved off the sidelines and back into the marketplace in October. The positive affordability picture brought about by lower borrowing costs and relatively flat home prices, prompted this improvement in market activity,” said Toronto Regional Real Estate Board (TRREB) President Jennifer Pearce.

GTA REALTORS® reported 6,658 home sales through TRREB’s MLS® System in October 2024 – up by 44.4 per cent compared to 4,611 sales reported in October 2023. New listings entered into the MLS® System amounted to 15,328 – up by 4.3 per cent year-over-year. On a seasonally adjusted basis, October sales increased month-overmonth compared to September. The MLS® Home Price Index Composite benchmark was down by 3.3 per cent year-over year in October 2024. The average selling price was up by 1.1 per cent compared to October 2023 to $1,135,215. On a seasonally adjusted basis, the average selling price edged up compared to September.

“Market conditions did tighten in October, but there is still a lot of inventory and therefore choice for home buyers. This choice will keep home price growth moderate over the next few months. However, as inventory is absorbed and home construction continues to lag population growth, selling price growth will accelerate, likely as we move through the spring of 2025,” said TRREB Chief Market Analyst Jason Mercer.

11/07/2024

📣 𝗙𝗢𝗥 𝗟𝗘𝗔𝗦𝗘:

1100 Sheppard Ave W #801, Toronto
2 bedroom, 2 bathroom
$2,900

Welcome home to this beautiful brand new, split layout 2 bedroom, 2 bathroom condo with a parking spot and locker. Large windows fill the open-plan living and dining area with natural light, and a lovely balcony provides a private space to enjoy your morning coffee. Ideally situated close to Downsview Park, York University, Downsview Park Go Station, Sheppard W Subway Station, Yorkdale Mall and Highway 401 - making it perfect for professionals, families, and anyone looking for the convenience of urban living with a touch of luxury. Building amenities include 24/7 concierge, fitness centre with a rock climbing wall, rooftop patio with bbqs and much more. Book your showing today and be impressed right from the time you walk into the lobby!

**** EXTRAS ****
Stainless steel appliances, washer/dryer, window coverings (have been ordered and will be installed once manufactured). Rogers Ignite internet included for 1st year.

📸

Address

624 King Street W
Toronto, ON
M5V1M7

Telephone

+16479889517

Website

https://boissiererealtygroup.kw.com/

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