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The value of a multi-unit property is primarily driven by its income. We combine several methods: the GRM (gross revenue multiplier), the NIM (net income multiplier), and the cap rate. Our calculators give you an estimate in seconds; a precise valuation then requires reviewing the financial documents.

The GRM is the ratio of the sale price to annual gross revenues. For example, a building sold for $1,000,000 generating $100,000 in revenue has a GRM of 10. It is a quick benchmark for comparing properties, but it does not account for expenses.

The NIM compares the price to the net operating income (revenues minus expenses). More reliable than the GRM, it better reflects true profitability. When making an offer, we apply a NIM of 17 to 28 on the normalized net income, depending on the location and condition of the building.

The cap rate is the net operating income divided by the property value, expressed as a percentage. A cap rate of 5% means the building generates 5% of its price in annual net income. The higher the cap rate, the better the return.

Start with gross revenues, subtract a vacancy rate (typically 5%), then deduct operating expenses: taxes, insurance, utilities, management, janitorial, and maintenance. The result is the NOI, which is the basis of most valuation methods.

A normalized expense is one estimated using market standards, even if the current owner does not pay it. For example: 5% management, 1% miscellaneous fees, a janitorial allowance per unit, and a vacancy rate. This allows properties to be compared on an equal footing.

We normalize your revenues and expenses to arrive at a realistic net income, then apply a NIM of 17 to 28. For buildings with 4 units or fewer, we use a per-door price instead ($120,000 to $250,000). Our offer calculator replicates this logic.

The GRM is based on gross revenues (before expenses); the NIM is based on net revenues (after expenses). The GRM is faster but less precise; the NIM better reflects true profitability. Both complement each other in a serious valuation.

Small plexes (duplex, triplex, quadruplex) sell more on a per-door price and comparable sales basis rather than purely on income. On the North Shore, we generally value them between $120,000 and $250,000 per door, depending on location and condition.

Even if your building is fully occupied, we typically normalize a vacancy rate of 3 to 5% to account for tenant turnover and bad debts. Our tools use 5% by default, a conservative standard.

The welcome tax (land transfer tax) is paid by the buyer, once, after the purchase. It is calculated in brackets on the higher of the purchase price and the municipal assessment. Our calculator estimates it based on your city.

The payment covers principal and interest, spread over the amortization period. In Québec, interest is generally compounded semi-annually. The longer the amortization, the lower the payment, but the more total interest you pay. Our calculator above illustrates this.

For a 1 to 4 unit owner-occupied property, the down payment can be as low as 5 to 10%. For 5 units and more, or as an investment, it typically ranges from 15% to 25%, depending on the lender and the program (CMHC or conventional).

Cash flow is the money left over after paying all expenses AND the mortgage payment. A positive cash flow property puts money in your pocket every month. It is one of the most important indicators for an investor.

An assignment involves taking over a purchase contract already negotiated on an off-market property. The buyer gets a property that was never publicly listed, often below market value. Discover our assignments on our dedicated page.

Yes. All our tools are completely free and most require no registration. The offer calculator only asks for your email and phone number to send you the report and, if you wish, to follow up with you.

Absolutely. The information you enter is used solely to produce your estimate and, if applicable, to contact you. It is never resold or shared. Discretion is at the heart of our approach.

No. Our calculators provide a quick and reliable estimate to guide you, but they do not replace an appraisal by a certified appraiser or a complete review of financial documents. They are an excellent starting point.

ImmoMulti is a direct buyer: we purchase your multi-unit property with no intermediary and no commission, with a firm offer within 48 hours. Use the offer calculator for an initial estimate, then contact us for an official offer.

We buy income properties throughout the North Shore of Montréal and the Laurentians: Saint-Jérôme, Blainville, Rosemère, Sainte-Thérèse, Mirabel, Terrebonne, Mascouche, Boisbriand, Laval, Deux-Montagnes, Saint-Eustache, and surrounding areas.