Daily investor tool · Montreal
Montreal income properties for sale, analyzed daily
Plex Radar reviews newly published duplexes, triplexes, fourplexes and fiveplexes using reported income, Quebec financing, explicit operating-expense assumptions and data quality.
Transparent deal screening
Each listing separates reported facts from estimates. Visitors can remove estimated insurance, repairs, management, replacement reserves, snow, exterior care or owner-paid utilities to test a scenario without changing the published baseline.
Published investment metrics
Every underwritten listing publishes the same set of metrics, computed from reported income, Quebec financing assumptions and explicit operating-expense rules:
- Cap rate
- Annual net operating income divided by asking price. It measures the property return before financing.
- Cash-on-cash return
- Annual cash flow after financing divided by the estimated down payment and initial cash invested.
- Debt service coverage ratio (DSCR)
- Net operating income divided by annual debt payments. Above 1 means the property covers its debt.
- Gross rent multiplier (GRM)
- Asking price divided by annual gross rental income. A lower multiple generally indicates a more favorable price relative to income.
- Relative rank (out of 100)
- Where the property sits among comparable listings published over the last 60 days in the same region and class (2–4 units or 5+). Average of three percentiles: cap rate, cash flow per door and price per door. 50 is the median of the observed market.
- CMHC rent gap
- Average in-place rent (advertised gross income divided by doors) compared with the CMHC Rental Market Survey average for the area, weighted by a typical unit mix. A positive gap flags leases below the occupied-unit average, hence optimization potential on turnover.
Frequently asked questions
How often are the income properties updated?
A new release is published every day from recently listed Quebec duplexes, triplexes, fourplexes and fiveplexes. Previous releases remain available from the history selector.
Where do the displayed income and expenses come from?
Income, taxes and insurance come from the broker's published listing when disclosed and are marked "reported". Missing expenses (repairs, management, replacement reserves, snow removal, exterior care, utilities) are estimated with explicit rules and marked "estimated".
How are the relative rank and the score out of 12 calculated?
The relative rank (out of 100) places the property among comparable listings published over the last 60 days in the same region and class: it averages three percentiles, cap rate, cash flow per door and price per door. 80 and above flags the top of the observed market, 60 to 79 above market, 40 to 59 in line with it. The score out of 12 remains visible: six absolute criteria are each worth 0 to 2 points (cap rate, cash-on-cash, debt coverage, cash flow per door, gross rent multiplier and expense load), but its thresholds, calibrated on high-yield markets, are rarely met in Quebec.
What does the CMHC rent gap mean?
The radar divides advertised gross income by the number of doors to get the average in-place rent, then compares it with the CMHC Rental Market Survey average for the area, weighted by a typical unit mix. That average covers occupied units, so it sits below turnover asking rents: a building under the CMHC average has clearly under-set leases. The displayed upside counts only doors below the average, since an in-place rent cannot be reduced. The comparison is offered only within the Montréal metropolitan area covered by the survey.
What financing assumptions does the radar apply?
The model assumes a 25% down payment, a 25-year amortization for 2-4 unit residential and 40 years for buildings with 5+ units or mixed use, whose loan is also capped by a 1.2 debt-coverage test. A 3% vacancy allowance is applied to gross income.
Does the radar replace due diligence?
No. It is a screening tool: each result preserves reported facts, estimates, the applied rule and the model version, but leases, actual expenses, building condition and financing terms must be validated before buying.
Can a listing be analyzed in more depth?
Yes. Every property can prefill Gestion Velora's Quebec plex investment calculator, which adds Montreal transfer duties, CMHC loan limits, projections and resale analysis.
Open a listing in the full calculator
Every property can prefill Gestion Velora’s full Quebec plex investment calculator for a deeper analysis.
Montreal plex investment calculator · Montreal plex buyer's guide