Buying, selling and investing in apartment buildings and multifamily property across Ottawa and Eastern Ontario, backed by investor-grade underwriting.
Multi-Family Real Estate in Ottawa
Sell your apartment building in Ottawa
List your multifamily property with an experienced multifamily broker
Thinking about selling a sixplex, a 12-unit, a 24-unit or a 36-unit apartment building? The size doesn't matter. We work with multifamily properties from duplexes and triplexes to sixplexes and larger buildings, and we have the process, the experience and the marketing know-how to sell them across Ottawa and Eastern Ontario.
Every listing starts with investor-grade underwriting: a normalized rent roll, market rent analysis, realistic operating expenses, net operating income, cap rate and financing, including CMHC-insured options. Values are based on best practices in the income approach, so your price is grounded in the numbers buyers and lenders will use.
Then we go beyond the usual MLS listing. We market your building directly to qualified multifamily buyers, past buyers and sellers in this space, private investment clubs and investor groups, so the right people see it first.
Local to your community. Beyond the city, we work with clients in Arnprior, Carleton Place, Perth, Smiths Falls, Kemptville, Rockland, Embrun, Hawkesbury, Brockville and the towns in between, with the same marketing reach and experience.
Buying? We help investors find and underwrite active listings too, and offer new build-to-order multifamily investments.
Duplex to 36+ units
from duplexes and triplexes to sixplexes, 12, 24, 36 units and larger
21 years
dedicated commercial and investment real estate experience
6,000+
newsletter subscribers, plus marketing well beyond MLS
Ottawa + 19 towns
serving communities across Eastern Ontario and the Ottawa Valley
Explore multifamily
Ottawa multifamily property, from large buildings to duplexes
From large apartment buildings and portfolios to a first duplex, start with the guide that fits.
Large buildings and portfolios
Larger apartment investments for private wealth, family offices and investment groups.
Apartment buildings (12+ units)
Apartment buildings of 12 units and more across Ottawa.
6 to 12 unit buildings
Sixplexes to 12-unit buildings with CMHC multi-unit financing.
Fourplexes and fiveplexes
Four- and five-unit rental buildings.
Triplexes
Three units: more income, still simple to manage.
Duplexes
Two-unit properties for investors and owner-occupiers.
Build-to-order rentals
New low-rise rental buildings delivered to investors.
How to evaluate a multifamily property
NOI, cap rates, financing and due diligence.
CMHC MLI Select guide
How the program works for five units and up.
Live MLS® listings
Multifamily listings in Ottawa
Updated automatically from MLS®. Many of the best opportunities trade in the pre-market, so tell us what you need.
How we market your property
More buyers, better offers: inbound and outbound marketing
Most listings rely only on inbound advertising and wait for buyers to call. We do that, and then go out and find the buyers. Before we go to market, we help you prepare a professional investment pro forma, so prospective buyers can see the opportunity analytically: rent roll, expenses, net operating income, cap rate and financing.
Conventional inbound advertising
The essentials every listing should have, done properly: professional visuals, a detailed feature sheet and broad online exposure.
- An investment pro forma prepared with you, so buyers can evaluate the numbers
- Professional photography and drone aerial photography
- Floor plans, if you don't already have them
- A virtual tour, when the property calls for one
- MLS® and REALTOR.ca
- LoopNet and Spacelist commercial platforms
- Royal LePage Commercial network
- Featured on myottawaagent.com
- Our 6,000+ subscriber newsletter
Proactive marketing beyond the listing
A listing on its own waits for buyers to find it. We go further to put your property in front of the people most likely to act.
- Pre-market positioning, so serious buyers can act before the property goes public
- Matching your property with the buyers, tenants and investors we are working with
- Promotion to our 6,000+ subscriber commercial real estate newsletter
- Promotion in business and investor networks and social media groups
- Custom marketing campaigns, available when a property calls for them
Valuation, pro forma and appraisal
A value buyers can trust, and an appraisal when it helps
We prepare your investment pro forma with you and value the building the way buyers, lenders and appraisers do, following best practices in the income approach.
1. Normalize incomeRent roll, vacancy and market rents set realistic gross income.
2. Normalize expensesTaxes, insurance, utilities, repairs, management and reserves, as a lender sees them.
3. Net operating incomeIncome less expenses gives the NOI buyers will underwrite.
4. Market valueCurrent market cap rates applied to NOI arrive at a defensible value.
Our pro forma shows a property the way buyers and lenders will look at it. Sometimes a seller's expectations are different, and that's understandable. Our goal is to help you, not to argue about value.
When expectations and the pro forma don't line up, we recommend an independent appraisal by an accredited appraiser. An appraisal gives you an unbiased, third-party opinion of value, and it gives everyone involved the same set of facts to work from before the property goes to market.
It is especially valuable when more than one person makes the decision. For companies, non-profits and organizations with an executive team and a board of directors, we highly recommend it as the best way to build consensus among the decision makers.
When we recommend an appraisal
- Your price expectations differ from the pro forma
- There is more than one owner, partner or family member involved
- A board, executive team or committee must approve the sale
- Non-profits, charities and organizations that need an independent valuation on record
- Estates and any situation where an unbiased, defensible value protects everyone
How we help sellers succeed
Our multifamily listing process
Prepare the pro forma
We work with you to turn the rent roll, leases and expenses into an investor-grade pro forma.
Price and position
A defensible price based on the income approach, with an independent appraisal if expectations differ.
Launch the marketing
Professional visuals, inbound advertising and outbound campaigns go live together.
Negotiate and structure
Offers compared on net proceeds and certainty to close, with terms structured to get the deal financed.
Close and plan ahead
We manage conditions through closing and help you plan your next move.
For buyers
Buying a multifamily property in Ottawa and Eastern Ontario
We help investors find the right building among active listings and new construction, from duplexes and triplexes to sixplexes and larger apartment buildings. Every option is underwritten the same way: rent roll, expenses, net operating income and financing, including CMHC-insured options.
Prefer brand-new with no renovations? Ask about our build-to-order multifamily program.
Forecast the upside before you buy
Buying a multifamily property is a forecast of future performance. As part of every investment analysis, we help buyers weigh the upside against the cost of improvements, so they can compare options and more accurately forecast how each building will perform.
Upside analysis
Where can income grow, and how quickly?
- Rents moved to market as units turn over
- Added units, conversions or basement suites
- Laundry, parking and storage income
- Expense savings from submetering and efficiency upgrades
Improvement and capital costs
What will it take to get there?
- Suite renovations and turnover costs
- Roofs, windows, boilers and other capital items
- Vacancy and downtime during upgrades
- Reserves for future replacement
Side-by-side comparisons
We model each option on the same basis so you can compare them fairly and choose the one that best fits your goals.
- Year-one and stabilized cash flow
- Cash-on-cash return, ROI and IRR
- Financing scenarios and equity required
Why work with Mitch Gauzas
Why multifamily owners list with My Ottawa Agent
Selling an apartment building is a big financial move. You deserve an advisor who understands the numbers as well as the market, and who goes out and finds the buyers.
21 years in commercial real estate
Mitch brings 21 years of dedicated commercial real estate experience. That experience helps sellers prepare their properties, price them appropriately and structure deals that close.
Negotiating deals that close
Price is only part of the deal. We structure terms that get buyers financed and deals closed, including assumable or CMHC financing, vendor take-backs, share purchases and conditions that protect you.
Royal LePage Commercial
Mitch is a Commercial Sales Representative with Royal LePage Integrity Realty and a member of the Royal LePage Commercial division, giving your property national brand reach to find buyers in other markets.
Areas we serve
Multifamily real estate across Ottawa and Eastern Ontario
You don't have to be in Ottawa to work with us. We serve owners, tenants and investors in communities across Eastern Ontario and the Ottawa Valley, and know the local markets for plexes and apartment buildings in each one.
Ottawa neighbourhoods
Plexes and apartment buildings in Kanata, Orléans, Barrhaven, Nepean and Stittsville and across the city.
Ottawa Valley and Lanark County
Apartment buildings and plexes in Arnprior, Carleton Place, Almonte, Perth, Smiths Falls, Renfrew, Pembroke and Calabogie, where yields are often stronger and buyers from Ottawa are actively looking.
Prescott-Russell and Glengarry
Apartment buildings and plexes in Rockland, Embrun, Russell, Casselman, Hawkesbury and Alexandria, where yields are often stronger and buyers from Ottawa are actively looking.
Rideau and St. Lawrence
Apartment buildings and plexes in Kemptville, Merrickville, Brockville, Prescott and Cardinal, where yields are often stronger and buyers from Ottawa are actively looking.
Multifamily Real Estate in Ottawa FAQs
Can you sell a 24-unit or 36-unit apartment building?
Yes. We work with multifamily properties from duplexes and triplexes to sixplexes, 12-unit, 24-unit, 36-unit and larger apartment buildings across Ottawa and Eastern Ontario, using the same process: an investor-grade pro forma, an income-approach valuation and inbound plus outbound marketing.
How do you market an apartment building for sale?
Beyond MLS, LoopNet, Spacelist and our 6,000+ subscriber newsletter, we promote opportunities in investor networks and social media groups, match properties with the investors we are working with, and broker the deal. Custom campaigns can be added when a property calls for them.
What is my apartment building worth?
Multifamily buildings are valued on the income they produce. We normalize the rent roll and operating expenses, calculate net operating income and apply current market cap rates, following best practices in the income approach. Contact us for a confidential pro forma and valuation.
Should I get an appraisal before selling my property?
We recommend an independent appraisal when your expectations don’t line up with our pro forma, and whenever more than one person makes the decision. For companies, non-profits and organizations with an executive team and board of directors, an appraisal provides an unbiased, third-party value that helps build consensus among the decision makers. Our goal is to help, not to argue about value.
How long does it take to sell an apartment building in Ottawa?
It depends on price, size, financing and condition, but a well-underwritten, properly marketed building typically draws serious offers within the first few weeks. Proactive outreach to qualified investors shortens the process.
Can you sell my building confidentially?
Yes, when privacy matters. Most buildings are best served by a full listing with our inbound and outbound marketing, but we can begin with a confidential approach to qualified investors when an owner needs discretion.
Do you provide multifamily real estate services outside Ottawa?
Yes. Along with the city of Ottawa, we serve Arnprior, Carleton Place, Almonte, Perth, Smiths Falls, Renfrew, Pembroke, Kemptville, Merrickville, Brockville, Prescott, Rockland, Embrun, Russell, Casselman, Hawkesbury and Alexandria and other communities in Eastern Ontario and the Ottawa Valley. Every property gets the same inbound and outbound marketing, including our 6,000+ subscriber newsletter. Custom campaigns can be added when a property calls for them.
How do you help multifamily buyers?
We help buyers find active listings and new construction opportunities, underwrite each building, and forecast performance by weighing the upside against improvement and capital costs. Comparing options on cash flow, cash-on-cash return, ROI and IRR helps you choose with confidence, whether it is your first building or your tenth.
Can buyers use CMHC financing on an existing building?
Often, yes. CMHC-insured financing is available on many residential rental properties with five or more units and can offer lower rates and longer amortizations than conventional loans. We model financing options as part of every analysis.
Do you offer new construction multifamily?
Yes. Through our build-to-order multifamily program, investors can buy new 6-plex to 12-unit and larger rental buildings delivered tenanted, with about 15% down and CMHC-insured financing in place.
Mitch Gauzas, REALTOR®
