Mixed-use property brochure and OM template

Two buyers in one building

A residential investor looks at the suites, the rent gap and the tenancy rules; a retail investor looks at the storefront tenants, their lease terms and the street. A mixed-use brochure works when each of them can find their numbers in under a minute. Split the income into commercial and residential lines, show occupancy for each, and keep the residential unit mix separate from the commercial rent roll.

Then make the case for the whole: how the retail serves the residents, how foot traffic supports the storefronts, and whether there is room to add value by re-leasing, renovating suites or adding density where the zoning allows it. Be specific: name the storefront leases that expire in the next three years, the suites below market and the controls that would permit another storey, so the buyer can test each idea against the facts.

Leases and rent rules that apply to each part

The commercial units are governed by their leases. Say whether each is net or gross, what the tenant pays toward taxes, insurance and common costs (in Canada often called TMI or additional rent), and when each lease expires, with renewal options. The residential suites are governed by the provincial or state residential tenancy rules, including any rent increase limits, so describe what the seller understands applies and recommend buyers confirm it with counsel.

Shared costs deserve a sentence of their own. If utilities, property tax or maintenance are split between the commercial and residential parts, explain the method, because it changes the NOI of each component.

Financing and valuation

Lenders look at the mix. Insured and agency multifamily programs in Canada and the US limit the share of commercial space or income they will accept, while commercial lenders may treat a building with only a few apartments as retail. You don’t need to give financing advice, but showing the commercial and residential shares of area and income lets a buyer’s mortgage broker answer quickly.

• Cap rate on the total NOI, with its basis and date.
• Price per square foot of building area, and price per residential suite where suites carry most of the value.
• Commercial rents per square foot against the street, and residential rents against the neighbourhood, each with sources.

Photos, street and location

Mixed-use buildings sell on the street as much as on the numbers. Show the frontage from across the road at a busy time of day, each storefront with its signage, the residential entrance, a typical renovated and unrenovated suite, the rear lane, parking and the mechanical room, and date each photo. If the building sits on a corner or a transit line, an aerial that shows the intersection and the station explains the location faster than a paragraph.

Location data should serve both tenant groups. For the retail, show transit stops, nearby anchors and the population within walking and short driving distance; for the apartments, show grocery, schools, parks and the commute to major employment areas. Use official census figures with their source and year, and leave out claims a buyer cannot check, such as unsourced foot-traffic counts.

Building it in OfferingStack

Upload the rent roll and fact sheet, or start from the address. For a sale listing with income, OfferingStack adds an Investment Summary page after the cover; with two or more leased commercial units it adds a Rent Roll at a Glance infographic; residential suites go on a Unit Mix page. Zoning, transit, amenity and demographic pages are built from sourced data, and for Canadian properties a Trade Area table shows population and households in 1, 3 and 5 km rings.

Pages without data are left out rather than shown empty, and the sample above is a fictitious mixed-use property rendered by the product, labelled as a sample.