Investing in multi-unit real estate properties can be an excellent strategy for building wealth and achieving financial stability, but it requires careful consideration and well-informed decision-making.
Calgary, for a wide variety of reasons, offers a prime location for such investments. With the right strategies, it is possible to find lucrative multi-unit properties for reliable income. However, throughout the process, working with a top Calgary realtor can provide you with critical insights and support to give you an advantage in finding the right property for your portfolio.
Calgary: An Ideal Environment for Multi-Unit Investments
According to Jesse Davies, a Calgary-based realtor and the leader of the Jesse Davies Team, Calgary offers excellent opportunities for multi-unit real estate investments. The city’s rental market is highly lucrative, supported by a robust and diversifying economy, population growth, and favourable rental regulations.
Favourable Rental Market Conditions
With no legislative cap on rent increases in Alberta, landlords have the flexibility to adjust rents annually. This, combined with a low and decreasing rental vacancy rate (forecasted to drop to 1% by 2025), indicates a strong demand for rental properties. Some areas are already experiencing below 1% vacancy rates, such as the Northwest (0.8%) and Northeast (0.2%) areas.
Economic Diversity and Growth
Traditionally driven by the energy sector, Calgary’s economy is now diversifying into technology, finance, and manufacturing, and has a positive outlook. This economic expansion is likely to boost demand for rental properties, particularly in tech-centric areas.
Population Expansion
Calgary is Canada’s fastest-growing city, out of the country’s largest cities, attracting both young professionals and families. This demographic growth translates into sustained demand for rental housing, especially in neighbourhoods with good amenities and job proximity.
Neighbourhood Opportunities
Different areas in Calgary offer distinct investment potentials. For example, inner-city neighbourhoods like Beltline and Inglewood are favoured by young professionals, yielding higher rental returns. These higher-density neighbourhoods embrace and need multi-unit rentals.
Strategic neighbourhood selection and thorough market analysis are essential to maximize your returns on investment. Partnering with the best Calgary realtor ensures access to detailed neighbourhood analyses, helping you choose the most promising locations for investment.
Find Optimal Properties for Profitability
While Calgary offers an excellent environment for investing in multi-unit real estate, it’s possible to optimize further by finding the right property. Identifying profitable multi-unit properties requires a strategic approach that combines market knowledge, property analysis, and accurate forecasting of future trends.
Property Condition and Value-Add Opportunities
When evaluating properties, consider the condition and the potential for value-add improvements. Properties that need renovation can be purchased at a lower price, allowing you to increase their value through strategic upgrades. Adding modern amenities increases desirability, while improved energy efficiency saves on costs and attracts tenants. Improvements allow for higher rents and greater profitability.
Jesse Davies advises, “Distressed properties and foreclosures can be acquired at below-market prices, offering significant value-add potential, offering an overall bargain.”
He recommends monitoring listings of bank-owned properties, which are often sold at discounted prices, or looking for properties showing signs of neglect or vacancies. These properties may be owned by sellers eager to offload them quickly, potentially leading to favourable purchase terms. If the structure is sound, a new owner with more financial flexibility can upgrade the building in a cost-effective way for long-term success.
Data Analytics and Key Metrics
Using data analytics and market tools can help you identify trends and uncover hidden opportunities.
Assess the property’s metrics; a key one for evaluating multi-unit properties is the capitalization rate, which is the ratio of the property’s net operating income to its purchase price. Additionally, a property which currently provides a positive cash flow tends to be a less risky investment.
A history of rental rates and occupancy trends helps in understanding the potential rental income and demand in various neighbourhoods. Rental yield, appreciation rates, and neighbourhood growth potential are other factors to consider. Information on property taxes, historical sales prices, and zoning regulations is also helpful.
Explore Emerging Neighbourhoods
Emerging neighbourhoods offer great potential for capital appreciation and rental income growth. Identifying them can be tricky, but they can provide a significant advantage, as you can gain both in terms of appreciating property value and steady, good-income rent. An ongoing relationship with a good Calgary investment realtor can help, as you can be notified of opportunities within emerging areas as the city landscape evolves.
For identifying up-and-coming neighbourhoods, Jesse Davies shares a couple of his strategies: “I stay updated on municipal development plans, infrastructure projects, and new public transportation routes. These are often indicators of future growth and increased property values. I also keep on top of new signs of gentrification, such as new retail stores, cafes, and cultural venues. These changes suggest there is a commitment to revitalization, and people are starting to have confidence in the area.”
Such changes typically attract young professionals and increase demand for rental properties.
However, Davies also notes, “It’s critical to be alert to any opportunities at the earliest stages of a neighbourhood emerging. Often, once the signs are more visible and a neighbourhood shows consistent appreciation, you can start to see more competition for properties.”
Conduct Thorough Due Diligence
Before committing to a property, thorough due diligence is essential. Detailed inspections may uncover hidden structural issues and required repairs, which help you negotiate a better price and plan for renovations. Title searches ensure the property is free of liens, encumbrances, or legal disputes. Additionally, in certain areas of Calgary where commercial areas have been converted to residential, such as East Village and others, environmental assessments may be necessary.
Align with Your Investment Goals
Each investor has unique goals and risk tolerance. Clarifying these will help you find a property that meets them, and helps you communicate them to your real estate agent for better suggestions.
Determine whether you prioritize immediate cash flow or long-term capital appreciation. Properties in high-demand rental areas may offer better cash flow, while those in developing neighbourhoods may provide greater appreciation potential. Assess your risk tolerance and choose properties accordingly. Also, consider your investment horizon to decide whether you need properties with quick value-add opportunities or properties with long-term growth potential.
Research Financing Options
Securing financing for multi-unit properties can be more complex than for single-family homes. However, a variety of options are available to investors in Calgary. Finding a suitable option will make a significant difference in the overall profitability of your investment.
Conventional loans through banks or credit unions are a common financing option. These loans typically require a significant down payment and a strong credit history. However, for larger multi-unit properties, commercial loans may be more appropriate. These loans are often based on the property’s income potential rather than the borrower’s personal financial situation. Commercial loans may offer higher loan-to-value ratios and longer terms, but they also come with stricter underwriting criteria.
There may be Canadian government-supported programs available to you. The Canada Mortgage and Housing Corporation (CMHC) provides mortgage loan insurance for multi-unit properties, which can lower your down payment requirements and interest rates. Grants and tax incentives for property improvements and energy efficiency upgrades may also be available.
Property Management Considerations
Effective property management is crucial to the success of your multi-unit investment. Proper management ensures high tenant satisfaction, low vacancy rates, and stable rental income.
Self-Management vs. Professional Property Management
Deciding whether to manage the property yourself or hire a professional property management company is a significant decision. While multi-unit properties offer economies of scale in management, reducing per-unit costs for maintenance and services, providing savings through shared maintenance and services across units and making management more efficient, they also introduce challenges like coordinating multiple tenants and adhering to specific regulations, which require more advanced expertise.
Self-management can save money but requires time, effort, and expertise in tenant relations, maintenance, and legal compliance. Hiring a professional property management company, on the other hand, can alleviate these responsibilities and provide professional services that maximize your property’s performance. A good Calgary investment realtor can recommend reliable property management companies tailored to your needs, or some realty groups have in-house property management.
Tenant Screening
Good tenant screening is critical to avoid unnecessary risks. Conducting credit and reference checks, along with employment verification, helps ensure that tenants are financially stable and likely to respect the property and lease terms.
Lease Agreements and Legal Compliance
Clear and comprehensive lease agreements help protect your investment. Lease agreements should outline rent terms, maintenance responsibilities, and policies on pets, smoking, and subletting, and stay compliant with changing local regulations.
Maintenance and Repairs
Regular maintenance and prompt repairs are key to maintaining the value of your property and ensuring tenant satisfaction. Developing a comprehensive maintenance schedule and a network of reliable contractors and service providers can prevent costly issues from deferred maintenance.
Rent Collection and Financial Management
Efficient rent collection and financial management are essential. Online rent collection systems streamline payments and reduce the risk of late or missed payments. Keep detailed financial records to track income, expenses, and profitability, and regularly review them to identify areas for improvement.
Find a Top Calgary Investment Realtor
The multi-unit real estate market in Calgary can be complex, but partnering with a knowledgeable and experienced realtor is a solution. Choosing one that specializes in investment real estate offers a significant advantage in helping you achieve your goals.
A top Calgary realtor helps you stay informed about the latest listings and market trends, leveraging their local expertise to guide you towards high-potential properties. They offer in-depth knowledge of neighbourhood trends, property values, and emerging investment opportunities, providing valuable insights into areas with growth potential. Working with an investment realtor grants access to a broad range of property listings, including exclusive off-market opportunities that can give you a competitive edge. Skilled in negotiation and deal structuring, they can also secure the best terms for you.
Additionally, they will have a network of reliable professionals, including mortgage brokers and contractors, to help you build and manage your real estate portfolio optimally.
Even after a purchase, they can still support you with resources and advice on property management, market trends, and future opportunities.
Investing in multi-unit real estate in Calgary offers significant potential for financial growth and stability. By leveraging local market dynamics, finding the right properties, securing effective financing, and managing your investments wisely, you can maximize your returns and achieve long-term success. Partnering with one of the best Calgary realtors provides the expertise and support you need to maximize your investment. The Jesse Davies Team has extensive experience in helping investors build their portfolios with high-potential multi-unit properties.