Turnkey 4-Plex Investment: 7.77% Cap Rate in High-Growth Vaudreuil Corridor
Why Smart Investors Are Looking West of Montreal
While Montreal Island multifamily properties continue to command premium prices with cap rates hovering around 5-6%, savvy investors are discovering exceptional value in the communities west along the 20 corridor. Les Cèdres, positioned between Vaudreuil-Dorion and Hudson, represents one of the strongest opportunities in Quebec's multifamily market today.
We’re excited to present 1505-1507 Chemin Saint-Dominique - a fully modernized four-plex that delivers everything institutional investors look for: strong cash flow, recently upgraded systems, and significant appreciation catalysts on the horizon.
The Numbers That Matter
Listed Price: $874,900
Annual Revenue: $68,000 (all 4 units rented + garage)
Cap Rate: 7.77%
Municipal Evaluation: $415,500 (2021)
In today's market, finding a multifamily property with a sub-8% cap rate that doesn't require immediate capital expenditures is increasingly rare. This property delivers both income and peace of mind.
What Sets This Property Apart
1. Comprehensive System Modernization (2023-2025)
The current owners have invested significantly in infrastructure upgrades that eliminate the typical concerns buyers have with older multifamily buildings:
Septic & Plumbing:
Brand new Bionest UV self-contained septic system with 25-year warranty
New sump-pump pit and upgraded French drain with check valves
Oro water treatment system installed
Electrical:
Complete rewiring with copper throughout
New fixtures and thermostats in all units
Individual hydro meters for each unit (installation scheduled October 2025)
Structural & Exterior:
Brick façade professionally repointed
Foundation cracks sealed with elastomeric coating
Rear deck rebuilt
New paver driveway and walkway
2. Value-Add Opportunity Built In
Three of the four units have been fully renovated with:
Modern kitchens (new cabinets, counters, appliances)
Updated bathrooms (new vanities, tile, fixtures)
New flooring throughout
In-unit laundry
LED lighting and efficient baseboard heating
The fourth unit remains in good condition but offers the opportunity for a buyer to add value through renovation and achieve above-market rents - effectively building equity through sweat equity or strategic capital deployment.
3. Operating Efficiency on the Horizon
The scheduled October 2025 installation of individual hydro meters for each unit will shift utility costs to tenants, immediately improving your net operating income without raising rents. This is a built-in NOI boost that takes effect shortly after closing.
Location: The Appreciation Catalyst
Les Cèdres sits in a sweet spot - close enough to Montreal (30 minutes to West Island) to attract commuters, but far enough to offer affordable rents and strong yields. The property benefits from:
Proximity to Vaudreuil-Dorion commuter train - direct access to downtown Montreal
Highway 20 access - easy connectivity throughout the region
Local amenities - grocery stores, schools, services all nearby
Quiet residential character - mature trees, established neighborhood
The Game-Changer: New Regional Hospital
The upcoming Vaudreuil regional hospital, scheduled to open in 2027, represents a transformational development for the area. Major medical facilities drive sustained housing demand through:
Direct employment (doctors, nurses, administrative staff)
Indirect employment (support services, retail, restaurants)
Increased population and household formation
Enhanced community infrastructure and services
Properties within commuting distance of new hospitals historically see rental demand surge and property values appreciate significantly in the 2-5 year window surrounding opening.
The Investment Thesis
For the income-focused investor:
At 7.77% cap rate with recently modernized systems, this property generates strong cash flow from day one with minimal capital expenditure risk for the next decade. The 25-year septic warranty alone provides extraordinary peace of mind.
For the value-add investor:
The fourth unrenovated unit presents an opportunity to force appreciation. A $15-20K renovation could increase rents by $200-300/month, adding $2,400-3,600 to annual NOI and $30,000-45,000 to property value (at current cap rates).
For the long-term hold investor:
The combination of strong current cash flow, minimal deferred maintenance, and the 2027 hospital opening creates a compelling long-term appreciation story alongside stable income.
Financial Snapshot: What Your Return Looks Like
Sample Acquisition Scenario:
Purchase Price: $874,900
Down Payment (20%): $174,980
Mortgage: $699,920
Annual Revenue: $68,000
Estimated Annual Expenses: ~$15,000 (property taxes, insurance, maintenance reserve)
Net Operating Income: ~$53,000
Annual Debt Service (5.5%, 25-year amortization): ~$51,600
Annual Cash Flow: ~$1,400 before principal paydown
Add mortgage principal reduction of approximately $13,000 in year one, and your total first-year return approaches 8% on invested capital - before any appreciation.
Due Diligence Highlights
Minor oil spill professionally tested in 2024 (no remediation required)
All major systems documented and warranted
Current leases and tenant information available
Full renovation receipts and permits on file
Municipal permit approved for new fencing
Investment-Grade Fundamentals
This property exemplifies what institutional investors seek in multifamily assets:
✓ Cash flow positive from day one
✓ Recently modernized infrastructure
✓ Strong location fundamentals
✓ Multiple appreciation catalysts
✓ Value-add opportunity for active investors
✓ Minimal deferred maintenance risk
Schedule Your Private Tour
Whether you're looking to expand your existing portfolio or acquire your first multifamily property, 1505-1507 Chemin Saint-Dominique represents an increasingly rare combination of strong current income and compelling long-term value.
For more information or to schedule a private showing:
dy@mmontreal.com
