The asking price of a plex says almost nothing about its real value as an investment. What matters is the net return: actual rental income (not the theoretical maximum advertised), minus real expenses — municipal and school taxes, insurance, maintenance, expected vacancy, and debt service if the plex is financed.
A common trap: basing your math on "market rent" instead of the leases actually in place. In Quebec, existing leases and rent-setting rules often limit how quickly a new owner can raise income — a detail that completely changes the real return in the first few years of ownership.
Location matters just as much: a plex in a high rental-demand area (close to transit, universities, employment hubs) generally offers better tenant stability and long-term appreciation potential than a cheaper plex in a weaker location.
Calculate a plex's yield →