AlbertaSell Calgary • Multifamily (2–4 + 5+ Units) • Deal Discipline
Calgary Multifamily Homes — Duplex to 5+ Unit Buildings + Investor & Seller Strategy
Calgary multifamily rewards clarity: verified income, realistic expenses, and defensible comparables. Whether you’re buying a duplex/fourplex or a 5+ unit apartment building, we pressure-test rent reality, utilities, capex, and offer structure (no “paper cash flow”). If you’re selling, we help you package a clean file (rent roll + receipts + unit notes / financials) that protects price and terms.
Calgary Multifamily Guidance: Small vs. 5+ Units (Different Inputs)
Calgary buyers pay up for certainty and push back hard on unknowns. The best outcomes come from verified inputs and offer terms that match the verification steps. Small multifamily (2–4) and 5+ units are underwritten differently — we keep both disciplined.
Buyer: 2–4 Units (Rent Reality)
Rent roll, leases, deposits, arrears, tenant notes, and who pays utilities. If it’s not documented, it’s not underwritten.
Buyer: 5+ Units (NOI Discipline)
Focus on income/expense proof: trailing numbers, contracts, utilities, vacancy, reserves, and capex schedule. Don’t buy stories — buy verifiable NOI.
Seller: Sell Certainty
Strong offers show up when buyers trust the file: unit details, rent roll, receipts/financials, and simple disclosures that reduce friction.
Quick Due Diligence Checklist (Calgary Multifamily — 2–4 + 5+ Units)
- Income proof: leases, rent roll, deposits, arrears, renewal timing; for 5+ units, verify trailing income (not pro formas).
- Utilities: responsibility by unit, meter setup, historical bills, any shared services and recharge logic.
- Operating costs: taxes, insurance, maintenance, management, vacancy allowance, snow/landscaping where relevant.
- Capital items: roof/windows/mechanicals, grading/drainage, parking, common areas; document recent work and remaining life.
- Contracts: service agreements (maintenance, waste, security, laundry, elevators where applicable) + assignability and expiry dates.
- Compliance: permits/suite status where relevant, zoning, life safety items, fire/life systems, and any known deficiency reports.
- Offer structure: conditions aligned to verification steps and timelines (keep it clean, defensible, and evidence-backed).
Calgary Multifamily FAQ
What’s included in “Calgary multifamily homes”?
How do I avoid “paper cash flow” in Calgary deals?
What changes when buying a 5+ unit building vs a fourplex?
What should sellers prepare before listing (2–4 units or 5+ units)?
Buy & Sell With The Counselor
From financing to final offer — every step is handled with clarity, risk awareness, and disciplined negotiation.
