Page 01 / 02 · 2026
Investment Proforma
11 Plex Delton
12015 90th Street & 9214 122 Avenue · Delivery Q4 2026 · Lending Type: Take-Out
Multi-Family · 11 Units
Purchase Price
$2,957,738
CAD
Cap Rate
5.8%
Year 1
Cash on Cash
21.4%
Year 1
DSCR
122.9%
At base rate
I
Acquisition Terms & Eligibility
CAD| Purchase Price | $2,957,737.81 |
| Broker & Bank Fee Roll-in | $29,577.38 |
| Total Purchase Price | $2,987,315.19 |
| Deposit (5%) | $149,365.76 |
| Closing Fee Allowance | $29,577.38 |
| Builder Deposit | 5.00% |
| Delivery Timeline | Q4 2026 |
| Lending Type | Take-Out |
| Asset Class | Multi-Family (11u) |
| Min. Liquidity | $298,731.52 |
| Min. Net Worth | $746,828.80 |
| Includes | Landscape · Fence · Blinds · Appl. |
II
Unit Mix & Rent Roll
Annual| Unit Type | Units | Unit Price | Monthly | Annual |
|---|---|---|---|---|
| 5 Plex Delton — 12015 90th Street | ||||
| 3 Bed Upper1,251 – 1,262 sqft | 2 | $2,050.00 | $4,100.00 | $49,200.00 |
| 1 Bed Lower562 – 573 sqft | 2 | $1,150.00 | $2,300.00 | $27,600.00 |
| 2 Bed Garden Suite645 sqft | 1 | $1,550.00 | $1,550.00 | $18,600.00 |
| 6 Plex Delton — 9214 122 Avenue | ||||
| 3 Bed Upper1,316 – 1,365 sqft | 3 | $2,100.00 | $6,300.00 | $75,600.00 |
| 2 Bed Lower569 – 571 sqft | 3 | $1,300.00 | $3,900.00 | $46,800.00 |
| Parking100% usage | 5 | $100.00 | $500.00 | $6,000.00 |
| Pet Fee20% usage | 11 | $50.00 | $110.00 | $1,320.00 |
| Gross Scheduled Income | 11 | — | $18,760.00 | $225,120.00 |
III
Operating Expenses
Annual| Property Taxes | $25,615 |
| Insurance | $6,600 |
| Utilities | $0 |
| Repairs & Maint. | $9,130 |
| Management & Salaries | $10,929 |
| Other Cost | $4,372 |
| Replacement Reserve | $1,650 |
| Vacancy & Bad Debt (3%) | $6,534 |
| Total Operating Expense | $47,366 |
IV
Net Operating Income
Year 1| Rental Income | $217,800 |
| Other Income (Parking + Pet) | $7,320 |
| Gross Income | $225,120 |
| (−) Vacancy & Bad Debt | ($6,534) |
| Effective Gross Income | $218,586 |
| (−) Operating Expense | ($47,366) |
| Net Operating Income | $171,220 |
V
Debt Service
Take-Out · 50 yr Amortization| Tranche | Amount | Interest | Amort. | Monthly | Annual |
|---|---|---|---|---|---|
| Mortgage | $2,837,949.43 | 4.00% | 50 yr | $11,021.45 | $132,257.46 |
| CMHC Premium 5.3% | $150,411.32 | 4.00% | 50 yr | $584.14 | $7,009.65 |
| Total Loan Size | $2,988,360.75 | 4.04% | 50 yr | $11,605.59 | $139,267.10 |
Cash Flow After Debt
$31,952
DSCR
122.9%
Cash on Cash
21.4%
VI
Five-Year Projections
Down Payment $149,366 · Original Price $2,957,738| Year 1 | Year 2 | Year 3 | Year 4 | Year 5 | |
|---|---|---|---|---|---|
| Building Value | $3,253,512 | $3,416,187 | $3,586,997 | $3,766,346 | $3,954,664 |
| Appreciation % | 10.0% | 5.0% | 5.0% | 5.0% | 5.0% |
| Appreciation $ | $295,774 | $162,676 | $170,809 | $179,350 | $188,317 |
| Total Cash Flow | $31,952 | $22,074 | $23,178 | $24,337 | $25,554 |
| Mortgage Paydown | $17,934 | $18,672 | $19,441 | $20,241 | $21,074 |
| Equity Per Year | $345,660 | $203,422 | $213,428 | $223,927 | $234,945 |
| Return on Down Payment | 231.4% | 136.2% | 142.9% | 149.9% | 157.3% |
Total Equity Gained
$1,221,382
Annualized 5-Yr ROI
163.54%
IRR · No Sale / Sale
7.50% / 64%
VII
Rate Sensitivity
Δ Cash Flow · DSCR| Δ | Rate | Monthly | Cash Flow | DSCR |
|---|---|---|---|---|
| −0.50% | 3.50% | $10,613.32 | $43,859.67 | 134.4% |
| −0.25% | 3.75% | $11,104.41 | $37,966.61 | 128.5% |
| Base | 4.00% | $11,605.59 | $31,952.46 | 122.9% |
| +0.25% | 4.25% | $12,116.46 | $25,821.99 | 117.8% |
| +0.50% | 4.50% | $12,636.62 | $19,580.06 | 112.9% |
VIII
Rent Sensitivity
Δ Net Rent · NOI| Δ | Net Rent | NOI | Cash Flow | DSCR |
|---|---|---|---|---|
| Base | $225,120 | $177,754 | $38,486 | 127.6% |
| −5% | $213,864 | $166,498 | $27,230 | 119.6% |
| −10% | $202,608 | $155,242 | $15,974 | 111.5% |
| −15% | $191,352 | $143,986 | $4,718 | 103.4% |