Commercial Real Estate News Blog of Michael Davidson

Deja Blue Super Bowl

2012-02-06T09:49:00.000-08:00

Ahmad Bradshaw's Super Bowl-winning TD the signature play in unusual game. - Joe Posnanski - SI.com

TREB Commercial Report

2012-02-06T08:33:00.000-08:00

NEWS RELEASE

Lowe's Realtor Benefits Version 2.mov

2012-02-03T09:03:00.000-08:00

RE/MAX COMMERCIAL ADVISORS INC.

2012-02-01T11:32:00.000-08:00

RE/MAX COMMERCIAL ADVISORS INC.

NFL Contest: Who's Your Pick?

2012-01-31T13:41:00.000-08:00

My choice has been made. Cant wait for the big show and half time.
NFL Contest: Who's Your Pick?

Social Media Marketing Seminar

2012-01-23T07:49:00.001-08:00

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Social Media Marketing Seminar

2012-01-23T07:48:00.001-08:00

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Global Tourism and Real Estate All Win

2012-01-12T13:17:00.000-08:00

Holiday Vacationing with my family in Mexico has given me insights intothe travel industry that I never knew existed. Travel and Tourism is the largest industry here in Puerto Vallarta. More and more cities globally are awakening to tourism as a viable and sustainable industry. Its not just a job creator but a welcome sign to invite people from everywhere in the world to come see the beauty that exists in whatever corner of the world it is. Adventure travel in Mexico is a booming business catering to the European elites and backpacker alike. Hopefully Toronto and other Canadian cities can see themselves as a place that welcomes all peoples to come and see what Ontario has to offer. Real Estate can only improve with more people coming to visit and possibly move and become locals after falling in love with what the city has to offer.Today the Dolphins came to greet us in the water taxi on the way into the city. Take time to notice who comes to greet you when you are travelling. Shalom from Mexico.Michael Davidson is a commmercial realtor/blogger from Toronto Canada.Find me also on Wordpress also www.michaeldavidsonproperty.com

Jones Lang LaSalle advises AMF Fastigheter on acquisition of three prime shopping centres in Stockholm. Jones Lang Lasalle

2012-01-01T09:50:00.000-08:00

Jones Lang LaSalle advises AMF Fastigheter on acquisition of three prime shopping centres in Stockholm. Jones Lang Lasalle

Toronto also had a retail transaction at the Yonge and Sheppard Ave Sheppard Centre Riocan acquiring the retail which includes large tenants BMO, Winners, Shoppers and the Cineplex Theatres.

2012 promises to be a year of additional institutional retail portfolio shuffles and as REIT's find ways to add more value to assets here in North America but in foreign markets like Europe and emerging markets.

Michael Davidson is a retail expert in Toronto, Canada and has been with RE/MAX Commercial for 5 years.
www.michaeldavidsonproperty.com

NEWS RELEASE

2011-12-21T09:25:00.000-08:00

NEWS RELEASE

Happy Holidays from www.Michaeldavidsonproperty.com

Disabilities Act Brings Opportunity for Retailers

2011-11-18T07:40:00.001-08:00

Very important changes to people with disabilities coming in 43 days.The link below details the new AODA Act that all of us in retail leasing and service need to subscribe to. People with disabilities come in all shapes and sizes. Sometimes people have disabilities need a little more assistance than people without. Please see this and watch for more news on this topic in the year ahead.Michael Davidson is a commercial realtor for 10 years specialized in the area of retail leasing.

Q3 TREB Commercial Real Estate Transaction Report

2011-11-14T08:48:00.001-08:00

Fewer Commercial Real Estate Transactions in Q3 October 5, 2011 -- Toronto Real Estate Board (TREB) Commercial Division Members leased almost 3.6 million square feet of commercial space through the TorontoMLS® system in the third quarter of 2011, representing a decline of almost 50 per cent in comparison to almost 6.6 million square feet leased during the same period in 2010. Industrial space accounted for over 78 per cent of the total space leased. The average lease rate for industrial transactions completed on a per square foot net basis and for which pricing was disclosed was $4.83 – down 28 per cent compared to an average of $6.75 in the third quarter of 2010."The outlook for the Canadian economy became less clear during the spring and summer of this year. The dip in leasing transactions in the third quarter suggests that firms were viewing investment and expansion with more caution compared to the summer of 2010," said TREB Commercial Division Chair Larry Purchase.In the third quarter, 184 commercial properties were sold through the TorontoMLS® system. This result was 35 per cent lower than the 285 transactions recorded in the third quarter of 2010. The split in sales between industrial and other commercial types was more balanced compared to the leasing market. Industrial sales accounted for 60 per cent of total transactions. The average selling price for industrial transactions with pricing disclosed was $75.42 per square foot – up almost 22 per cent compared to an average of $61.88 in the third quarter of 2010. The average price per square foot for other commercial transactions with pricing disclosed was $196.11 – up 21 per cent compared to an average of $162 per square foot in the third quarter of 2010."While some firms will continue to approach real estate investments with some degree of caution in the near term, the consensus view is that Canadian economic growth will resume in the second half of 2011 and through 2012. Once the economic situation becomes clearer, GTA firms, especially those focused on exporting goods and services, will be more likely to consider new investment in real estate," Purchase added.

Michael Davidson's RE/MAX HONORS & AWARDS 100% Club and Two Time Executive ClubDistinguished Canvasser Award UJA Campaign 2011GBC Honors Small BusinessAlumni Association of Collegiate Entrepreneurs (ACE)Graduate Certified Networker Program Referral Institute Of Peel HaltonHonored Member Stanford Who’s Who DirectoryMichael Davidson is a member of the Ontario Real Estate Association for 10 years.

My Boys

2011-11-13T12:22:00.001-08:00

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Social Media: Online Hotel Reviews and Reputation Management

2011-11-01T11:59:00.000-07:00

Social Media: Online Hotel Reviews and Reputation Management: Hotel marketers place a high priority on sites like Facebook, LinkedIn, YouTube, and Twitter—but it’s even more important to focus on travel review websites, say some industry insiders.

How to Really Listen - Peter Bregman - Harvard Business Review

2011-10-19T09:26:00.000-07:00

How to Really Listen - Peter Bregman - Harvard Business Review

Did You Know? The RE/MAX Commercial Received highest score for full service firms

2011-09-22T09:30:00.000-07:00

Fall Home Show VIP Tickets 2011 Show Registration

2011-09-01T09:00:00.000-07:00

Fall Home Show VIP Tickets 2011 Show Registration. As I recently turned 40 in August, my home has become a focal point in my life. Most people are in the same situation. People become involved with renovations, need to replace equipment ( some need new hips, nees, or heart ) but my friends. Good news the Home Show is returning to Toronto. If you want to attend. Let me know. I have tickets for you, and they are complimentary. Call me. Courtesy of REMAX.

Rainbows

2011-08-15T17:02:00.001-07:00

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On turning 40 and commercial property appreciation

2011-08-03T12:23:00.000-07:00

I recently celebrated my 40th Birthday, no I’m just not ready to live in a retirement home. My family and colleagues recited that classic favorite birthday song "Happy Birthday to you" and what I realized after looking back over the last 40 years was that firstly I have spend 1/4 of my life working in Commercial Real Estate, but more importantly how much I have grown as a person and how much value I have contributed to others mainly my customers and clients since becoming a professional salesperson. Being in Sales means that I can choose the work I want to do and when I want to do it. The type of clients I wish to work with and prefer not to. And lastly we get better with Age.

The same can be said about real estate, you buy it for a specific purpose, mainly to make you money. Most use it to run a business onsite, but more prefer to make a cash flow income ( giving you say (8%+-) return on investment and having leases in place gives them security. The appreciation factor is the most interesting I find. The value of real estate will usually double over a 10 year period in Ontario. This might be off by a little but true over the past 30-40 years.

So at the end of the day. The intention of most investors is to buy real estate and never sell. They will use the income from the property to buy other investments after paying off the debt and use income for retirment when that day finally or ever comes. Retirement is a question I pondered when I was celebrating my 40th yesterday. Is it freedom 55 as the investment guru's call it or rather when I get to my 80's leave it to someone else to manage since tax implications make it too painful to sell or because the estate wants to get the money for other things.

These are real questions for my ideal clients of what to do with Real Estate once you no longer need the retirement income and believe the money from disposal could be better allocated to charities, children, or more important things like enjoying the retirement you wanted in your golden years.

I hope that my retirment will be free from making decisions about transfering real estate to my children or tax implications, but its worth thinking about and discussing with a tax lawyer, real estate appraisor and commercial realtor to help make that move a strategic move. The Real Estate Ace of Toronto wants to wish my blog followers a great summer and watch for my blog later this summer after I vacation with my 4 & 2 year old inheritors of commercial real estate that got better with age.

Michael Davidson is a commercial realtor in Toronto, Canada.
Working with RE/MAX COMMERCIAL ADVISORS INC. a full service commercial brokerage.

Harry Mania

2011-07-15T10:58:00.000-07:00

Canadian Real Estate Trivia

2011-07-13T07:56:00.000-07:00

Yesterday I attended a networking cruise on Lake Ontario with members of the Toronto Board of Trade. The event had over 100 people attending and we nowhere to go but around the lake doing circles for about an hour. The weather was beautiful and the skyline around the lake is stunning. We have massive new condo construction that has added tens of thousands of condo units over the past year.

Its interesting how newcomers make up the largest demographic of people living in Toronto. I had a couple of conversations with people from India who chose to live in Canada and decided to work for themselves. Talking about the City of Toronto really excites me. We have enormous opportunity for growth in Canada and especially in Toronto.

Some Real Estate trivia that I picked up from my fellow RE/MAX Associate Stuart Sinclair gives you a indicator of what is driving the economy of the USA. If anyone has the same statistics for Canada please send me an email or comment on this post.

Question What has a tremendous impact on the U.S. economy, comprising between $10-$15 trillion of the nation's wealth?

Answer Real Estate--it goes through cycles, but still has a long-term record of strong investment return.

I like to network at three meeting per week with business owners and executives.
If you want to attend a meeting with me as a guest please email me or call so we can have lunch or breakfast.

ENJOY the summer while it lasts.

Advising you on the commercial real estate road to riches!

Outdoors with the Boys June/July/Aug 2011

2011-06-02T15:58:00.001-07:00

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Blog Simple

2011-05-08T05:31:00.001-07:00

Over the past two half years I have made over 100 blogs combined. My goal this year is to Blog Simple.
Just like twitter, I will Blog simple short sentences with pictures and hopefully start using videos from my handy iPhone.
So Blog #12 you are simple.

Commercial Real Estate topics to follow will be more on the market, locations to watch and tips on leasing space in Ontario.

Michael Davidson can also be found on his website www.propertyonthemarket.ca
Or on the golf course this hot summer.

JUST SOLD 1292-1294 BLOOR STREET WEST

2011-05-02T08:04:00.000-07:00

http://marketing.remaxdesigncenter.com/23/65023/1468335/index.ipv

Commercial Real Estate Riding the Wave to recovery

2011-04-07T07:02:00.000-07:00

Despite some promising numbers last fall, Home and Condo sales reminded fairly flat in December 2010 in Calgary, according to figures released today by the Calgary Real Estate Board (CREB). In other words, it is too soon to declare a full recovery.

Single family home sales in December 2010 totalled 734, down from November 2010, when sales were 891-a drop of about 18 %. Condominium sales for December 2010 totalled 320- which was actually up from the 310 condominium transactions recorded in November 2010.
From this time a year ago, single family homes sales in December 2010 in the city of Calgary were down 8 %. In December 2009, single family home sales came in at 799. Condominium sales declined by 6 %, year-to-year. In December 2009, condominium sales were 341.
Reflecting on 2010, Calgary’s total single family home sales registered at 12,095, which represent a drop of about 16 % from 2009, when total single family sales were 14,440. 2010 reports the lowest number of single family home sales since 1995, when 9,534 single family homes were sold. For Calgary and the surrounding areas, total MLS sales in 2010 were 21,789, a drop of about 15 % from 2009, when total MLS sales for Calgary and area were 25,719. This represents the lowest amount of total MLS® sales for Calgary and area since 2000, when total MLS sales came in at 20,488.
"Employment and net-migration have been slower to pick up here in Calgary-and these are key drivers of our housing market. The good news is we are now seeing marked improvements in investment and employment in the energy sector. We believe these green shoots in our economy, supported by improved affordability and low interest rates, will eventually translate into a gradual recovery of our housing market as we move into 2011," says Diane Scott, president of CREB.
In terms of average prices, a single family home in the city of Calgary in December 2010 was $441,341, marking a 3 % from November 2010, when the average price was $455,460, and a 2 % decrease from December 2009, when the average price was $451,341.
For condos, the average price of a condominium in the city of Calgary in December 2010 was $282,768, representing a 1 % decrease from November 2010, when the average price was $284,667 and a 2 % drop over last year, when the average price was $288,640.
"Supply outstripped demand in the second half of 2010, establishing conditions for a buyers' market. Overall we did see significant improvements in affordability in the Calgary market in 2010-and I think the message to prospective buyers is that this is a great time to buy if you're looking for good selection, specific locations and price points. The median price did indeed decline in 2010, signalling a year-over-year price correction of about 2 per cent for single-family homes, just over 4 per cent for condos and 6 per cent for the outlying towns," adds Scott.
In terms of new listings, single family home listings in the city of Calgary in the month of December 2010 were 744, dropping 44 % from November 2010 when 1,318 new listings were added. This is also down from last year.
Also down were new condo listings, were 369, down 42 % from November 2010- which is also down from this time last year.

Michael Davidson is a commercial realtor who loves to make strategic moves.

www.propertyonthemarket.ca

Source from Propertywire.ca

10 Free Google Tools for Real Estate

2011-03-30T09:09:00.000-07:00

10 Free Google Tools for Real Estate

What is a USA style “Short Sale”?

2011-03-16T11:19:00.000-07:00

I found this article on Terry Allison's blog. The topic of short sales are discussed frequently by the leaders in USA real estate during the recent "great recession". I hope this enlightens your understanding of the subject and provides you with healthy real estate returns.

What is a USA style “Short Sale”?

Largest apartment complex sale(1) in Canadian history - Tenant satisfaction key to deal

2011-03-07T18:07:00.000-08:00

Largest apartment complex sale(1) in Canadian history - Tenant satisfaction key to deal

BNI

2011-03-03T07:19:00.003-08:00

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BNI

2011-03-03T07:19:00.001-08:00

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The Wilson Quarterly: What Is a Tree Worth? by Jill Jonnes

2011-03-01T07:32:00.000-08:00

The Wilson Quarterly: What Is a Tree Worth? by Jill Jonnes

Did You Know? The RE/MAX Commercial Real Estate Edition

2011-02-22T08:44:00.000-08:00

Five top producing realtors share insights on profession

2011-02-01T12:35:00.000-08:00

Interviews with five top producing Realtors® from across Canada, from five national brokerages, all with very different styles, strategies and markets have provided awesome insights which will inspire change in any professional. These Realtors® include a 17 year consummate professional with a large sales group and lethal marketing team from Re/Max in Vancouver; a Realtor® licensed in the early 70’s with endless energy from Coldwell Banker in Ottawa; a solo act with a passion for country living and community from Sutton in Calgary; an introverted condo and downtown specialist with focus second to-none from Royal LePage in Toronto; and a team led by two equal partners with a laid back educated approach from Prudential in the Toronto suburb of Oakville.

These interviews consisted of twelve key questions, that lead us through their business structure, mentors, brand identity, marketing strategy, building a top producing business, maintaining a top producing business and the challenges that go along with it, how technology impacts their success, advice to new Realtors® and those trying to move their business to the next level. Ultimately, the interviews ended with wanting to know what the key differentiator was between them and the rest of the pack. This four-part story will be filed away under “educational” for professionals in any sales context, but especially for those in real estate. Parts one and two were highly valued by readers, and part three looks at the next 3 questions asked of the panel, and what the key commonalities and differences are between these 5 interviews.

Again, allow me to re-introduce the panel to you:

Faith Wilson: Re/Max Vancouver B.C. Real Estate Services from Vancouver www.faithwilson.com

Shayna Shuster: Sarazen Realty Coldwell Banker from Ottawa www.shaynashuster.com

Debbie Ashcroft: Sutton Partners Realty Group from Calgary www.debbieashcroft.com

Brian Elder: Royal LePage Real Estate Services Ltd. from Toronto www.be-at-home.com

Bill Schiavone and Steve Diamond: Prudential Town Centre Realty from GTA suburb Oakville www.schiavonediamond.com

What are the greatest challenges in maintaining your success?

Bill Schiavone and Steve Diamond, of Prudential in Oakville, find that striking the balance between staying focused on the core business of prospecting and selling versus training and managing the rest of the team can be a true tension. As professionals are inclined to do, these two are already waist deep in solutions as “we talk about real estate all the time” Steve shares “and we sit down regularly within the office with the team”.

Shayna Shuster, of Coldwell Banker in Ottawa is an eternal optimist and matter-of-factly stated “I don’t even understand what that means.” Shayna has been doing the same things, year over year “matchmaking” as she likes to call it when she pairs a person with a home. And her tricks to matchmaking are simple “you communicate with people, read it right, use the knowledge you have acquired over time, and connect a person with the home for them.” Shayna’s passion is contagious, just hearing her talk about her matchmaking!

Debbie Ashcroft, of Sutton Group in Calgary, who epitomizes effectiveness in choosing an area of specialization still needs to remind herself not to venture too far beyond her niche market, regardless of temptation. Beyond that she encourages not to get too caught up in negative media reports and attitudes “we are in an industry where people will always buy and sell. Whatever is thrown at you, just be a little creative and get outside of your comfort zone.” On a day to day basis, Debbie attributes her success to honesty “if I make a promise, I want to deliver.” No doubt her clients want her to as well, and value the security in knowing that she will.

Brian Elder, of Royal LePage in Toronto confesses that making his calls is the hardest part. And in this new era of real estate “dealing with commission objections” has become a challenge, to which Brian responds “That’s why it’s even more important to work on relationships. Clients who trust you and understand the value you bring don’t question your commission.” In his articulate way Brian wraps up by saying he wants to “get beyond the commoditization of real estate and have clients understand the idea between value and cost in our services.” Need I say more?

Faith Wilson, of Re/Max in Vancouver shares the maintenance struggle is ensuring her team does not drop the ball by staying current, being on top of their game and always being aware.

The commonality for these top agents is consistent far beyond these five. Follow through and implementation of your plan and strategy are what drive success and yet, can be the greatest challenge to achieve. Real estate is a business full of distractions, so without accountability or a set road map, it can feel near impossible to succeed on implementation. Wayne Einhorn, a Principal at EDI Achievement Coaching, who coaches Brokers and Sales Representatives speaks to the combination of a capable professional and a qualified coach, and the results that can potentially ensue “We know that through the combination of knowledge, volition, and action we will create success for clients, and that success must be measured through a significant return on investment.”

Leasing Matters -Excercising your Option to Extend

2011-01-27T07:09:00.000-08:00

Most people dont plan for when there lease renewal date occurs.

The Landlord usually will have a Option to Renew clause inserted into the Lease or Offer to Lease which should read something like " Upon 60 days but not earlier than 6 months the Tenant shall excercise the Option to Extend the Lease for an additional term or 5 years. This window of opportunity exists for the tenant to renegotiate a new lease term or decide to look around for a better location that would support your companies growth since you first moved in. I recommend that your register with a Commercial Broker to advise your next move whenever that lease expiry date occurs. Depending on the size of space you are occupying I suggest 3-6 months prior to expiry that you call me or someone who knows your business and the local real estate market.

When you plan for this occurance it will save you having to deal with putting out fires in a new lease negotiation and save time searching for new space. You can call me anytime for free market rent and availability information anytime.

Michael your commercial realtor "go to guy"

Epipen

2011-01-26T06:01:00.001-08:00

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Entrepreneur.com Daily Dose - Nine Essentials For Sales Success

2011-01-21T06:02:00.000-08:00

Entrepreneur.com Daily Dose - Nine Essentials For Sales Success

Raising Real Estate IQ a lifelong journey

2010-12-28T06:46:00.000-08:00

In the past 12 months I my Real Estate IQ learned and earned more than ever before.The real estate markets were volatile yet provided opportunities for building relationships in all areas related to real estate. The apartment sector was redefining REITs, investors are finding new CAP rates to invest in (more on that in the year to come), and the tenant is finding the retail landscape ever more challenging to make a profit after paying the rent. My greatest achievement this year was assisting many companies buy a business space or otherwise find better location. Yes the saying Location Location Location could not be more true.

A seminar at the E-Spot proved to be a huge success with attendees getting a better understanding of there own needs and what it will take to retire. Retiring with a passive cash flow
Is my goal and I am passionate about helping others to do the same.

Keep your eye on any Real Estate IQ seminars you can attend in the year ahead.

Michael Davidson
www.propertyonthemarket.ca

Oh by the way, I am never too busy for your referrals!

How Singapore Could Become the Most Important City in the Emerging World

2010-12-19T05:24:00.000-08:00

How Singapore Could Become the Most Important City in the Emerging World

Holiday Photos

2010-12-03T09:26:00.001-08:00

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Joshua doing his nails

2010-11-26T05:01:00.001-08:00

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Commercial Real Estate development Sites

2010-11-16T09:00:00.000-08:00

Toronto has become the hotspot for commercial condo and hotel sites during the last decade. In the M5V district for example the RA zoning permits for commercial and residential uses. I have experienced the changing of the fashion district recently from manufacturing uses to wholesale jobbers, to a new office buildings look on King Street. Finally the condo/loft arena has arrived.

Please call me or email me mdavidson@remax.net to share you thoughts on how assembly sites in Toronto are

Diversifying globally in Commercial Realty

2010-11-12T10:27:00.000-08:00

The saying its a small world applies to commercial real estate, and another saying is that "They dont make land anymore", I believe looking out your window into the global realty market will allow you to diversify and capitalize on the globalization occuring at break neck speed now and into the next century.

Realtors Gain New Perspective on Global Real Estate Market

Real estate professionals from across the U.S. and abroad participated in a series of international discussions to gain global real estate insights during “Bringing International Real Estate Practices to the U.S.” at the 2010 Realtors Conference & Expo in New Orleans.
S. Nicolai Kolding, partner at REAL Trends and Murray Consulting, spoke to Realtors about the real estate landscape and practices in a number of foreign countries. Kolding offered his own research and analysis of different countries and how the U.S. might be able to adopt similar practices.

“As a real estate professional, especially one that works with international clients, it is vital that you are educated on the differences in real estate practices throughout the world,” said Kolding. “Not only does it make you more valuable as a professional, but it also helps the U.S. real estate industry learn from other countries, essentially becoming a more global society.”

Kolding touched on a number of countries, but focused on Canada and several in the European Union. With a home ownership rate similar to that in the U.S.—about 68%—Canada has a more regulated mortgage system, with loans that typically last 25 years. The United Kingdom has no multiple listing service and buyers must register with many agencies to gain access to sellers. In Germany, Kolding said, renting for life is common, with a home ownership rate of only about 43%. An estimated half of all sales in Germany are for-sale-by-owner and mortgages come with high prepayment penalties, with refinancing highly discouraged. Kolding described extremely strict requirements for agents in Denmark, including mandatory liability insurance. Denmark also has an extremely regulated and transparent real estate system and all properties are required to be listed on the single MLS system.

To read this article, click on the link below:

http://bit.ly/cpE7Ba

Michael Davidson
Commercial Realtor
RE/MAX COMMERCIAL ADVISORS INC.
www.propertyonthemarket.ca

Content of this article from
OntarioHomeOwner.com
c/o Falcon Ridge Group Inc.

Investing in a second property

2010-11-02T08:02:00.000-07:00

Investing in a second property

If you're thinking about buying a piece of real estate as an investment property, market conditions are definitely in your favour. While the resale housing market has seen a tremendous amount of activity from first-time buyers in the past year, it's also a perfect time for existing homeowners to invest in secondary residential properties.

With record-low interest rates and significantly lower prices it's hard to go wrong - unless, of course you lack the financial means to make the investment. After all, you have to be ready to meet all the obligations that come with owning more than your principal property.

For instance, keep in mind that if you intend to rent out the second property, you'll also have to be prepared to deal with tenants and handle maintenance costs.

Leverage
Secondary home ownership is an attractive investment option because it gives you even more leverage than you have with your principal residence. Leverage is when a relatively small amount of your money controls a much larger asset - like a property.

The more leveraged you are, the greater the financial return on your down payment becomes if the value of your property increases. There are very few other investments which can be purchased with such a small percentage of your own money.

For instance, let's say you acquire a second property for $100,000, with a $15,000 down payment, and during the first year that you own it, the property increases by a value of three per cent for a $3,000 gain. As a result, the return on your down payment of $15,000 is 20 per cent - $3,000 divided by $15,000.

Other Investments
By comparison, let's say you were to buy a term investment of $100,000 (in cash) for one year and it increased by $8,000 over the course of the first year. Since it cost you $100,000 in cash to buy it, the return on your investment is only eight per cent before taxes. Obviously, leveraging is a powerful way to make your money work for you.

Getting Financing
You should be aware that many lenders place non-owner occupied deals in the high-risk category and it's not that unusual to find lenders who will not finance rental units at all - or those who will only finance them if they are insured.

Obviously, lenders will want to know whether the property will carry itself. (Is there sufficient rent to cover the mortgage payment?)

Don't make the mistake of assuming that a rental income of $500 per month will carry a mortgage payment of $500 per month. Only a portion of the rent is used to pay the mortgage; the remainder must cover taxes, maintenance, vacancy, bad debt and expenses.

(Many inexperienced purchasers think that owning rental properties will allow them to "get rich quickly" and when this does not happen, the owner becomes disillusioned and loses interest in the property.)

Costs
You should also be aware that the cost of obtaining a mortgage (for legal and appraisal fees) on a non-owner occupied property can be higher than the cost of obtaining a mortgage on an owner-occupied property, when more than one unit - such as a duplex or triplex is involved.

Interest rates charged on rental properties might also be higher because some lenders view these properties as being a higher risk.

As mentioned above, the main responsibility of having a second property is being able to carry it financially. And if you're like most people, you'll probably have to rent it to someone as a result.

This is also a great deal of responsibility because you will have to maintain the property in addition to your own principal residence, and you'll be responsible for finding tenants who you trust and feel comfortable with.

Some parents with grown children ready to go off to university or college choose to purchase secondary properties for their offspring to live in while they attend school. This gives them an excellent investment and they are assured that the occupants will take good care of the home.

If you'd like more information about purchasing a second property, consult a REALTOR® .

REALTOR® is a registered trademark of REALTOR Canada Inc., a company owned equally by The Canadian Real Estate Association and the National Association of REALTORS® and refers to registered real estate practitioners who are members of The Canadian Real Estate Association. Used under license.

Michael Davidson is a commercial realtor based in Toronto, Ontario, Canada.
www.propertyonthemarket.ca
mdavidson@remax.net
416-907-8271

New rules for realtors- Commercial Realtor opportunity

2010-10-30T18:57:00.000-07:00

I am back to blogging.
The summer and holidays this fall were amazing.
The rules and competition for realtors has changed.
Commercial realtors are in demand.
Please go to www.propertyonthemarket.ca to find your next
passive income property in the Greater Toronto Area.

Michael Davidson
Sales Representative
mdavidson@remax.net
416-907-8271

Whew, that was an easy blog.
Hopefully more to come this winter :-)

Thanks for following!

High Holidays 5771

2010-09-02T07:20:00.001-07:00

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Holiday Quebec 2010

2010-08-20T04:32:00.001-07:00

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Bull Dog Portfolio

2010-08-01T08:29:00.001-07:00

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Bieber Morning Fever

2010-07-02T19:38:00.001-07:00

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Canada Day 2010

2010-07-02T18:51:00.001-07:00

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Sales Tip A Day: How to Add a Signature Block in Outlook - Video Tutorial

2010-06-21T11:48:00.000-07:00

Sales Tip A Day: How to Add a Signature Block in Outlook - Video Tutorial

Did You Know? The RE/MAX Commercial Real Estate Edition

2010-06-18T14:53:00.000-07:00

VTB or Vendor Take Back Mortgage IQ

2010-06-13T19:42:00.001-07:00

A VTB or Vendor Take Back, is simply where the seller (Vendor) of a property is willing to provide some or all of the mortgage financing on that property. A VTB is generally a lot more common on commercial properties than it is on residential, however, residential VTB's do exist. In fact, we have had VTB's on 3 of the 11 properties we have purchased. In one case, the seller gave my business partner and I an 80% loan to value mortgage at a 5.5% interest rate with a 3-year term! Not bad considering we didn't even have to go to the bank! VTB's usually are held because of one or any of the following reasons:

it's a distressed property, and to make it more desirable the vendor offers a VTB to the potential purchaser;
the purchaser is unable to obtain standard financing from the bank;
the seller knows (and trusts) the purchaser and is willing to help them out on this purchase;
the purchaser can obtain some financing from the bank, but doesn't have the capital to close - so the seller will hold a smaller 2nd mortgage on the property; and
the vendor may make considerably more money on the property by charging a higher than market value interest rate and collecting it back over time (sometimes there may be tax benefits for the vendor as well).
As there are many benefits to both parties, it never hurts to ask if a vendor is willing to hold a mortgage on the property. Even if it's only a smaller 2nd mortgage that just allows you to not put in an extra $5000 or $10000. As long as you aren't over-extending yourself too far, then using other people's money is a great way to use leverage and enable you to buy other properties. Or, to have money left over to renovate, refurbish, or spend on marketing to rent your new purchase.

For you, as the purchaser, there are other potential benefits from obtaining a VTB:

generally no pre-payment penalty if you payoff the mortgage early as with bank financing;
vendor's rarely ask for all the documentation (T4's, Pay stub, Employee letter, etc.) that bank's require; and
the mortgage, and it's value, will not show up on your credit score as is now becoming more common with the big banks and credit unions.
Keep in mind, however, that a VTB is not always a great plan. Ensure your real estate lawyer thoroughly reviews all of your VTB documentation including the Purchase and Sale Agreement and the mortgage and it's conditions. Also, make sure you speak with the vendor to determine if the term can be extended when it comes due.

Dave is passionate about real estate investing. Check out some more of his free tips and information on investing in Real Estate in Canada at http://www.revnyou.com - When you sign up for the free Rev N You newsletter you'll also get a starter guide where you'll learn:

* Three easy ways to make money in real estate (so easy you'll be making money while you sleep!),

* How to buy properties in Canada with limited cash,

* Your property type

* The easiest way to get financing,

* How to select a location and begin the search for your next (or first) property purchase.

Article Source: http://EzineArticles.com/?expert=Dave_Peniuk

All eyes are on South Africa for World Cup 2010

2010-06-10T19:51:00.000-07:00

Here are the FAQ about what's going on in South Africa right now with World Cup! This is my collectors ball from LA WORLD CUP. It is PELE'S autograph. My eldest son Aaron just started playing "Football" this year wearing his gold coloured jersey.

Thousands will be arriving from all over the world to be in South Africa for the World Cup.

Part of my business day will be spent watching our NAFTA partner Mexico play South Africa in the first FIFA World Cup 2010 match starting at 10 am. The mexicans probably love soccer as much as most Man U fans. The game will be very exciting to watch.

Real Estate ownership in Mexico is slightly different than how we own it in Canada and the US. I have spent many holidays in Mexico and love learning the language while touring and interacting with the people there. Real Estate in South Africa has been the hotest place in the world. Some of the Top agents from RE/MAX are doing Real Estate in South Africa. I would be happy to refer any of my blog followers to a RE/MAX professional in Mexico or South Africa to assist in facilitating a strategic move. ENJOY THE GAME.

South Africa regularly hosts major international sporting events, and since 1994 has successfully managed some of the biggest – including the 1995 Rugby World Cup, 2003 Cricket World Cup, A1 Grand Prix (2006-), 2009 Indian Premier League, and 2009 Fifa Confederations Cup.

But the Fifa World Cup™, the world's biggest single-code sporting event – in terms of television audience, bigger than the Olympic Games – is in a class of its own.

For four weeks starting 11 June 2010, South Africa will be the centre of the world. The 2006 World Cup in Germany was the most extensively viewed event in television history. South Africa 2010 will draw even bigger audiences. The eyes of billions of television viewers, millions of international visitors and the cream of the world's sporting media will be focused on the southern tip of Africa.

FIQ Seminar @ The Espot

2010-06-10T16:56:00.001-07:00

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FIQ Seminar @ The Espot

2010-06-03T17:51:00.001-07:00

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Twitter Feeds

2010-06-01T20:41:00.000-07:00

Twitter Feeds

Ten Tips to raising your Commercial Real Estate IQ

2010-06-01T20:22:00.000-07:00

TEN TIPS TO RAISING YOUR COMMERCIAL REAL ESTATE IQ

1. Do you understand Cap rates and know how rental income is calculated?

2. What about a cash on cash approach? What is it? When should you look for it?

3. Location Location Location. What area do you want to be located. What is going to be hot in the next ten years.

4. Look into local employment and demographics studies. ( see local Chamber, BIA, Regional government offices)

5. What are your real estate goals?

6. How many properties do I need to reach my cash flow objectives?

7. Leasing terms. What are rental rates. How to understand net rent/base rent, gross rent additional rent, tmi, tenant improvements, landlord’s work.

8. How will you manage them? Who is on your team. Do you need a property manager? What contractors are needed, Is an environmental audits required and will property pass a fire safety test.

9. How much do I need to finance a commercial real estate investment?

10. Is alternative financing available. What is a VTB (vendor take back mortgage), second mortgage?

How to Buy Commercial Property

2010-05-30T19:59:00.001-07:00

I found this How to buy commercial property video very complimenting. As a commercial realtor I felt this 1 1/2 minute video says more than a 500 word blog could.

Attend the www.fiqseminar.com website to learn more about how you can create wealth and start investing in Commercial Real Estate in North America’s hotest market.

Michael Davidson is a commercial realtor in Ontario as has a licence with RE/MAX COMMERCIAL ADVISORS INC in Toronto, Ontario Canada.
416-907-8271

Aaron on trainingwheels

2010-05-27T16:13:00.001-07:00

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City of Toronto parks

2010-05-20T12:57:00.001-07:00

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Financial IQ Seminar for Small Business Owner Couples

2010-05-16T18:35:00.000-07:00

Ontarians the seminar you dont want to miss starts June 3rd in Oakville. Its happening every Thursday evening at the E-Spot.

If you are tired of hearing the usual financial advice - work Hard, get a good, secure job, save money, get out of debt, pay down your mortgage, pay yourself first ( 10% ), invest for the long term in mutual funds – then the increase your financial IQ (FIQ) seminar series may be the seminar for you!
This 4 part seminar series is a practical hands-on approach to creating your own financial plan. In the seminar you will learn real life wealth creation strategies of the rich.
You will learn how to:
• Increase your income
• Protect your money
• Manage your money and
• Leverage your money
You will likewise learn the different types of money and how you can put each working for you instead of against you:
• Your Money
• The Bank’s Money
• The Government’s Money
• Your Home’s Money
And why you should have three assets to work for you:
• Portfolio
• Real Estate
• Business Interest
You are unique. You have dreams and opportunities based on your age, income, life stage and health. Whether you are just starting to plan for the future or you’re already committed to a financial plan, the FIQ seminar series can show you how to get smarter with your money.
There are no secrets to wealth building, just gaps in understanding. Through the FIQ seminar series you will play an active role in your own financial success.
Discover the possibilities, realize your dream and achieve financial independence!

Go to http://www.financialiqseminar.com for registration

Build Toronto launch

2010-05-12T17:48:00.001-07:00

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Golf Course Beauties

2010-05-07T14:13:00.001-07:00

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Commercial Real Estate IQ seminar

2010-05-05T06:47:00.000-07:00

I am happy to announce my participation in the first FIQ seminar this coming June. For every thursday evening in the month of June. I and 5 others will be presenting the financial investment strategies of the wealthy. If you would like to receive more information about this event please feel free to email me mdavidson@remax.net or call 416-907-8271. Location is the E-Spot in Oakville and proceeds go to Sky Rocket Kids Charity.

Michael's brokerage has just opened an apartment investment division which will assist investores with access to Ontario's largest wealth creating opportunies available.

Thanks for poping by.

Aaron's Coupe Car

2010-05-02T11:05:00.001-07:00

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Aaron's first game

2010-05-02T07:17:00.001-07:00

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Improving Real Estate Performance with Posterous

2010-04-30T08:31:00.001-07:00

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Improving Real Estate Performance with Posterous

2010-04-30T08:30:00.001-07:00

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Ipad the iPhone's big brother

2010-04-26T16:06:00.001-07:00

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Play at the park

2010-04-22T15:27:00.001-07:00

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Israel Day at Lastman Square

2010-04-20T17:40:00.001-07:00

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Toronto Real Estate Spring 2010

2010-04-20T04:26:00.000-07:00

The Spring Commerial Real Estate market is ready to start. I have noticed my inquiries increasing over the past week. I do mainly leasing of commercial real estate. Tenants are looking for locations to buy and lease. Retail space is available in all areas of Ontario. I recommend using a full time commercial realtor for any selling or buying of commercial real estate.

I have several landscapers who can assist you with the spring clean ups of your properties.

I would be happy to recommend you to them for a free consultation.

Michael Davidson lives in North York with wife Vanessa and two toddlers who love to do gardening as well.

Sunday drive in the backseat.

2010-04-18T07:20:00.001-07:00

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Aaron At Edwards Gardens

2010-04-18T07:19:00.001-07:00

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This bubbling is a sign of spring

2010-04-02T15:38:00.001-07:00

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New Lofts

2010-04-02T15:26:00.001-07:00

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Home Depot with Son

2010-03-23T09:32:00.001-07:00

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Aaron eating Icr ceem

2010-03-17T16:24:00.001-07:00

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Toronto finds some money to spend

2010-03-14T12:37:00.000-07:00

This article tells a bitter and sweet tale that most Torontonians never imagined. After garbage strike last summer that left most with a bad taste in the mouth and smell in the air. Good news is better than bad news. Commercial Real Estate is going to continue to pay a larger portion of the taxes. Tenants will have to expect to pay less business tax , but still pay proportionate increases in property tax. If a business person has more business then they dont mind paying a little more. Lets hope for a great Toronto economy that spends the same to preserve the world class reputation it deserves.

What The Money Means

National Post Published: Thursday, March 11, 2010

Brett Gundlock, National Post.

Toronto Mayor David Miller announced yesterday there is an extra $101.7-million surplus on the city's books, bringing the total surplus from 2009 to $354-million. What does that mean for you?

RESIDENTIAL TAX

The Mayor proposed lowering the residential tax hike from 4% to 2.9%, meaning an average home (assessed at $400,000) would now pay about $70 more per year. Some observers wonder if the surplus means the city over-taxed in previous years. "I don't think this is about mismanagement," said Professor Enid Slack, director of the University of Toronto's Institute on Municipal Finance and Governance. "It's about municipalities having to estimate the expenditures and revenues ... and sometimes those estimates are off."

STABILITY FUND

The Mayor proposed putting $75-million of the additional surplus into a "property tax stabilization reserve fund" which could result in no TTC fare increase next year. "I don't mind telling you that when I started as Mayor, I wish there was a Property Tax Stabilization Reserve Fund with about $75-million in it," Mr. Miller said.

BUSINESS TAX

On the commercial side, the extra surplus means the business property tax increase will fall from 1.5% to under 1%. The Toronto Board of Trade welcomed this announcement, saying it signals a "return to the city's plan toward a more level business property tax playing field across the GTA." President and CEO Carol Wilding tempered that with the uncertainty that remains regarding "current value assessment" figures, which heavily affected business property taxes last year.

TTC GAMBIT

The Mayor cranked up the pressure on the province, saying that the city could freeze TTC fares next year, if Queen's Park commits to sustainable transit funding, and if council approves another 3% property tax increase. Some of the candidates seeking to replace him said the Mayor shouldn't be promising things he will not be around to deliver. Natalie Alcoba, National Post

Read more: http://www.nationalpost.com/news/canada/toronto/story.html?id=2668666#ixzz0iBJRYBWX
The National Post is now on Facebook. Join our fan community today.

Alicia's Key

2010-03-10T20:50:00.001-08:00

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The Number 1 Trait of a Master Networker

2010-02-23T14:45:00.000-08:00

I have read the Masters of Networking book and find the stories facinating. From my experience in professional networking the sooner you follow up on the referral the greater the percentage of a transaction closing.

I have personalized note pads and use send out cards to thank the people who refer me.

Ivan Misner the founder of BNI said that BNI conducted a survey for the book Masters of Networking that asked business professionals what the most important traits of a master networker were.

The most important trait was following up on referrals. Not giving them, following up on them.

I would appreciate any additional trait’s you know of that you can share with my followers.

My email address is mdavidson@remax.net.

My office specializes in commercial real estate. We do land, investment, multi-residential, leasing, sale and business transactions.

Aaron's hot tub team photo

2010-02-22T17:34:00.001-08:00

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Joshua's Bath

2010-02-22T15:46:00.001-08:00

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Toronto Real Estate Board members give $75000 to Haiti

2010-02-17T19:19:00.000-08:00

Thanks to TREB Members nearly $75,000 donated to Haiti relief

February 17, 2010 -- With Greater Toronto REALTORS’® individual donations, the federal government’s matching funds, and a TREB donation combined, Members of the Toronto Real Estate Board contributed nearly $75,000 to help those affected by last month’s earthquake in Haiti.

Anyone wishing tPublish Posto donate to the relief efforts can also contribute directly to the Red Cross and several other charities immediately online or by telephone.

Real Estate in Ontario getting warm sooner

2010-02-17T09:36:00.000-08:00

The winter in Toronto, Ontario has been cold with very little snow. We may have an early spring and the market start much sooner. What do you think this means for Commercial Real Estate prices this year? Will we reach new highs again? Any comments.

My comments on Labour Force Report from Treb Commentary

2010-02-14T07:22:00.000-08:00

What I see from this report is positive. The economy will recover and hiring will come back again into the later middle part of 2010.

This consumer spending from newly employed Canadians will also provide more jobs. A Q3 report on Labour will likely see a lower unemployment figure and some sign of light coming from the economic growth coming from the Province of Ontario stimulus spending while implementation of HST.

HST will actually encourage international companies to come to Ontario for the lower tax rates. That will be even better news for 2011 and 2012.

Summary: In January, 43,000 jobs were created in Canada. The national

unemployment rate dipped to 8.3 per cent. Most of the job gains were for part-

time positions, with full time jobs rising by only 1,400. The largest gains were in

business, building and other support services, which added 34,000 jobs, and

trade, up by 23,000 positions. The manufacturing sector, on the other hand,

shed another 16,000 workers. In the Toronto Census Metropolitan Area, the

level of employment increased for the sixth straight month on a seasonally

adjusted basis. The Toronto area’s unemployment rate remained steady at 9.4

per cent.

Analysis: Broadly speaking, the January job gains should be viewed in a

positive light. Employment growth is an integral part of overall recovery,

especially when more than 60 per cent of Canadian economic growth is driven

by consumer spending. With this said, full-time job growth across many

sectors of the economy will be a more important indicator of sustained

employment growth. It is likely that we will continue to see a certain amount of

volatility in the labour market statistics until the latter half of this year and into

2010. Historically, the labour market has been a lagging indicator of economic

recovery. Even after output begins to grow and firms’ order books expand, it

generally takes additional time for employers to bring back laid-off workers and

to create new positions. Employers will want to feel certain that the economic

recovery is indeed on solid ground.

Source: Statistics Canada

Thousands

Please speak to me about any of your commercial real estate need this year. I invite you to attend one of the many seminars I will be having this year.
Next one is on HST as it applies to Commercial Real Estate Feb 17th.
Hope you can attend.

Michael is a salesperson of Commercial Real Estate.
8 yrs of experience to assist you with you next move.

FOOD REVIEW THAI PLATE IN TORONTO

2010-02-10T19:22:00.000-08:00

Located at 3434 Bathurst St. (Bathurst & Lawrence)

Thai Plate has turned 6 years today. The anniversary lunch buffett was a meal from the heavens. Starting with Wontons from Chicken and lucky rice noodle with red curry sauce and mackerel marinara sauces to tantalize the pallet. Rare to ever see such dishes in North America. I recommend anyone who loves thai food to visit Thai Plate soon.

The prices are reasonable. A careful and slow cooked home style approach to cooking is what Thai Plate offers. The flavours are amazing. They really care to make sure you are completely satisfied and even special needs are taken care of. I have a peanut allergy and never ventured into Thai before. Thai Plate made me a special plate of Pad Thai (Day the owner is very friendly) without nuts. The whole meal cost $0 complimentary in celebration of 6 years.

Lunch Hours

Mon - Thur: 12 - 2:30pm
Friday (Buffet): 12 - 2pm

Dinner Hours

Sunday - Thursday: 5 - 9:30pm
Friday - Saturday: 5 - 10pm

>>> Contact and Reservation.....

Contact us by:

Telephone: (416) 256 7250

Fax: (416) 256 7339

E-mail: info@thaiplate.ca

Call (416) 256 7250 for reservation

#NetSki presentation by Christel 11 min presentation

2010-02-04T10:19:00.001-08:00

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ON THE MARKETS UPDATE

2010-02-01T19:26:00.000-08:00

Banks predict rise in interest rates this fall.
Will follow this on blog over the next eight months.
Any predictions?

http://www.financialpost.com/markets/news_releases/story.html?id=2501326

2010-01-30T17:42:00.000-08:00

http://www.financialpost.com/markets/news_releases/story.html?id=2501326

Renewable Energy for commercial real estate

2010-01-26T17:59:00.000-08:00

This comes from the well centred Toronto Star. Just as the Green Act starts to create some meaningful optimism into the offices of the Angel investors of the Ivory towers in Toronto. Hope still remains that eventually Ontario and the rest of Canada will make renewable energy a viable option for redevelopments and new design projects being planned going into the next decade. Lets see how well those do that decide to dig deep and support this Government and Environment initiative. I like this kind of news Tyler. Its timely that green get noticed and Just In Time for spring.

Risk+Good Planning = reward

Bay St. snubs green revolution

Risk-averse investment community prodded to provide capital for renewable-energy plans

By Tyler Hamilton

Energy and Technology Columnist

Is Bay St. missing out on a multibillion-dollar opportunity unfolding in its own backyard?

Ontario's Green Energy Act and new feed-in-tariff program have resulted in a flood of applications to develop renewable-energy projects in the province.

But so far interest from big Canadian financial institutions and brokerages has been tepid at best.

"A lot of the Canadian institutions tend to be followers rather than leaders," said Mark Porter, who heads up Ernst & Young U.K.'s energy and environmental infrastructure practice.

Porter is one of several European financial experts assembling in Toronto on Friday to help Canada's risk-averse investment community get more comfortable with capitalizing wind, solar and other green-energy projects being planned in Ontario over the next several years.

The one-day event, held at the MaRS Centre, was put together to "unlock" local capital and help accelerate the flow of investment into Ontario's booming renewable power sector, said Tom Rand, head of the clean technology practice at MaRS Discovery District and conference co-organizer.

"We're holding this to educate the financial community on Bay Street to let them know this is a safe opportunity," said Rand.

"Right now, renewable energy – even under the feed-in-tariff program – is regarded as a niche sector, so the big funds haven't really allocated a lot of money to this asset class.

"But this is no longer niche, this is a mainstream sector that requires mainstream capital."

The investments under the province's feed-in-tariff program, he added, are as safe as a 20-year government bond that pays 8 to 12 per cent.

Ontario's FIT program is modelled after successful programs in Germany, Spain and other European countries.

Those programs helped the global renewable energy sector attract $120 billion in capital in 2008 before dipping slightly during the 2009 downturn.

Nils Mellquist, senior research analyst at Deutsche Asset Management, part of Deutsche Bank Group, and Jérôme Guillet, head of energy at Dexia Crédit Local, are among the European experts coming to share their experiences with Ontario investors.

"The renewable energy sector last year exceeded the conventional energy sector for the first time," said Ben Warren, a partner with Ernst & Young U.K. who is relocating to Toronto in mid-February to give the company a presence in Ontario.

"History shows that where there's very clear political support and a robust regulatory framework under which to do business, that's where business tends to get done," he said.

Warren, who will also be presenting at the conference, said his message is simple: "The local market here compares very favourably in the global context.

"We expect to see a huge amount of local but also international interest in the marketplace."

Premier Dalton McGuinty is also expected to attend a morning session of the event, a week after announcing a massive, $7 billion deal that will see South Korean industrial giant Samsung C&T manufacture and deploy renewable energy technologies across the province.

McGuinty will likely face questions about the deal and its impact on investor certainty, in light of the special treatment Samsung is getting under a regulatory structure that's supposed to treat all participants fairly.

Future of Retail Sector overview

2010-01-25T19:31:00.000-08:00

The Toronto Real Estate Board publishes a monthly newsletter for Commercial Members.

Most of transactions I do are retail related. Hopefully this will enlighted you with some market trends for the year ahead. Once again Location Location Location still remains the most important factor in the success formula for retailers. I have identified several locations that are of good value. Please feel free to call me for a complimentary email of the top sites I have for lease this month. mdavidson@remax.net.

Future of Retail Sector: A brief overview of CSCA Seminar

The CSCA (Centre for the Study of Commercial Activity) seminar was held on December 16, 2009. The seminar outlined some of the important historical findings and emerging trends for retail. The retail sector and those that serve it will need to be more aggressive and always a step-ahead of their clients to understand their needs. As demographics are changing across the nation, the retail real estate industry will also need to focus on the changing diasporas of the Canadian landscape and provide the level of service that their clients need to maximize their profits and minimize their loss. Research in commercial and residential real estate along with field knowledge from real estate agents will be instrumental to achieving this goal.

Last year was a challenge for retailers in Canada. An economic slow-down across all industry sectors was evident. Retail sales declined annually in all quarters. In fact, the slow-down in sales started in Q4 of 2008. Surplus inventory not sold during the holiday season in 2008, combined with new merchandise, resulted in significant price discounts in Q1 2009.

There is, however, a bright side to the retail story. More than 60 per cent of Canadian economic activity is driven by personal consumption. With this in mind, it is no surprise that the foundation of economic recovery in the second half of 2009 was on consumer spending. Sectors such as the housing market and retail sales rebounded very quickly, as consumers reacted to low interest rates and a growing number of indicators supporting economic recovery in the second half of the year. While retail sales were down on an annual basis, a relatively steady upward trend in sales was noted throughout most of the year. By the time we reached the fourth quarter, retail sales were very close to the 2008 peak.

In 2010, the question for retailers and real estate professionals serving the retail sector will be how to sustain growth moving forward and what retail formats will be required to serve the needs of different segments of the population.

Choosing best location for a given type of retail will be of key importance. For example, groceries, pharmacies and mass merchandise stores benefit from convenient, neighborhood-type locations. In contrast, bigger players such as anchor stores and high- end retailers, who cater to a particular segment of the population, are often conflicted in their choice of location as they try to determine a catchment area with enough current and future customers to sustain steady growth while at the same time balancing their real estate costs.

Commercial real estate professionals will play a key role in helping retailers make real estate-related decisions over the next two years as economic recovery takes hold and expansion in the retail sector continues.

Michael lives in North York. 7 minutes from the #1 retail mall in Canada. Yorkdale Mall has one of the highest standards of Leed certification construction currently built in North America.

Changes in real estatefrom Social Networking and Iphone apps

2010-01-20T09:39:00.000-08:00

You are seeing only the tip of the iceberg. Social networking is allowing more

people to learn about what retail stores are cool and happening.
I keep afresh of what is new in the Toronto commercial real estate

community from many sources. Cushman Real Estate recently produced a Retail

report. Please find some of it herein below.

My iphone apps are going to make me a busy boy. Visa you are going to

love this.

Embrace the Change

In a recent interview with Monday Report on Retailers, Willy
Kruh, global chairman for consumer markets and Canadian partner
for the consumer markets industry segment at KPMG, offered
some cogent observations on the current retail market:

On the retail landscape in 2009... Retailers had not planned for the
recession. They didn’t have time to adjust inventory and the
reduction in consumer confidence and spending meant more
markdowns.

On the holiday shopping season... Retailers have done a good job in
planning for inventory levels based on consumer spending and the
uncertainty of what was ahead. with tighter inventory levels than
in a long time.

On consumer spending... 2010 will be better than last year. In Canada,
the economic climate and consumer confidence is higher than in
the U.S., so you’ve got a little more optimism in Canada and the
economy is probably a little bit more stable.

On retailers embracing the changing consumer... Retailers have got to
embrace the change. Consumer perceptions of value are shifting...
basically consumers want value and want it all possible ways: price,
quality, and service.

On social networking... Social networking can’t be ignored anymore.
designers are putting applications on iPhones to sell merchandise;
Twitter feeds listing discounts and online coupons; all sorts of
mobile apps are emerging. It shows you the power of social
networking and expanding product awareness and store awareness
using different modes of communication.

On adapting to the evolution of retailing... The discounters had a winning
year and I don’t think their gains in market share are going away.
Companies need to create value products... even the highest-end
retailers. They need to make online shopping easier and more
dependable. Department stores are getting more aggressive
because they have to. Even the luxury market is trying to be
resilient--it got hit hard, but you’re seeing a little bit of an upturn.
On retailers positioning themselves for 2010... If some of the retailers
have a strong balance sheet and have managed their business well,
then they are in the forefront. There’s great real estate available and
they can own their market. On the flip side, the weakness in the
economy, primarily in the U.S. economy, means that many retailers
still have to plan for a tough 2010.

Retailers can win in that tough year by being creative and
embracing the change; understanding the new customer;
understanding technology and innovation; really meeting the needs
of the consumer; and using everything in their disposal to win in
the marketplace.

KEY LEASING TRANSACTIONS
TENANT PROPERTY SQ.FT.
Joey Restaurant Shops at Don Mills 9,000
Glow Fresh Grill & Wine Bar Shops at Don Mills 8,500
Apple Computers Square One Shopping Centre 5,800
Pink by Victoria.s Secret Vaughan Mills Mall 5,000
Pusateri.s Bayview Village 5,000
M for Mendocino Yonge Eglinton Centre 2,000
Popeye.s Chicken & Biscuits 539 Yonge Street 2,000
Michael Kors Shops at Don Mills 1,800

Creating a commercial real estate business by design

2010-01-19T18:48:00.000-08:00

I just attended the RE/MAX Sales Rally Kickstart today. Tom Ferry talked about building your business by design. Not default. He can be found on twitter and has several blogs. I picked up many goodies from him on getting noticed on Google and Youtube. Here is something ages ago on January 13th he posted on http://blog.yourcoach.com/

One Simple Strategy You Can Implement Immediately for More Referrals

by tomferry on January 13, 2010

in By Design Business Development, Real Estate Strategy, Real Estate Training, Real Estate Web 2.0 Technology

Happy Wednesday!

I want to outline one simple strategy that you can go to work on today, to start receiving more referrals immediately so that your business is being done by design.

Remember, your strategy matters and your passion rules!

-Tom

888.866.3377

www.yourcoach.com

What did you do today to make the world a better place.

Thanks Tom for making my day special!

Michael Davidson is a profession commercial realtor based out of North York, Canada.

www.topropertiesonthemarket.ca

www.rcatoronto.com

mdavidson@remax.net

Publish Post

Land Transfer Tax and Fractional Ownership Resorts

2010-01-11T19:14:00.000-08:00

I love to travel in Ontario and out of the country. The fractional ownership of resorts is great for people to get out and explore this beautiful kingdom we have. See below to learn more. Also OREA has been active on issues of HST, Mineral Rights and Brownfield Land Development. See Ontario Real Estate Association website for more details.

Under a recent tax bulletin published by the Ontario Ministry of Revenue, the purchase of an interest in a fractional ownership resort is now subject to the provincial Land Transfer Tax (LTT).

Fractional ownership resorts are often former cottage properties where owners have purchased an inter- est in the resort which gives them the right to occupy the property for a specified portion of the year.

The tax bulletin also establishes that if the interest is not registered on title it must be reported within 30 days of the acquisition by sending a completed Return on the Acquisition of a Beneficial Interest in Land form along with the applicable LTT payment to the Ministry of Revenue.

Oh by the way I am happy speak to you about your referrals anytime.

Michael Davidson will be attending the RE/MAX kickstart event Jan 19th, 2010. Make it your best year ever!

416-907-8271 Direct #

Happy Holidays from RE/MAX COMMERCIAL ADVISORS

2009-12-18T14:12:00.000-08:00

Canadian real estate markets elude US collapse: PwC/ULI report

2009-11-22T19:38:00.000-08:00

TORONTO, Nov. 11 /CNW/ - While conservative banking practices and stricter regulation kept lending in check and most Canadian real estate investors were saved from overleveraging, they are still worried about suffering more economic shocks if the US can't get its financial house in order more quickly. This, according to the annual Emerging Trends in Real Estate 2010 report, released by PricewaterhouseCoopers (PwC) and the Urban Land Institute (ULI).

Markets to Watch

The Vancouver market is considered to be the higher performing of all regions, albeit at only a slightly above fair rating for commercial and multifamily investment and development (5.75 out of 10 for investment prospects and 4.68 for development prospects). Many wonder what will happen after the Olympics.

Toronto ranks third highest with better investment prospects (5.63) than development prospects (3.83). Indeed, new condominium high rises and office tower projects adorn downtown streetscapes, raising concerns about too much construction in a problematic economy.

Single-family home and condo buyers are surging to make deals before a new harmonized sales tax (HST) takes effect on July 1, and developers fear a demand drop-off afterwards. Warehouse markets have stumbled-with rents declining 25 to 30%.

Montreal ranks fifth as the real estate market sleepwalks through equilibrium-measured development and limited demand growth. Investment prospects rate an almost exact fair at 5.05 and development prospects fall to 3.53.

Calgary, Alberta's largest city suffers the biggest rating decline for any North American market in Emerging Trends surveys (investment prospects 4.75 and development at 3.58) About 6 million square feet of office comes online at just the wrong time. Condos and housing are overbuilt, too.

Prospects for Commercial/Multifamily Investment and Development

Scale of 1 - 10, where 1 is abysmal and 10 is excellent

-----------------------------------------

City Investment Development

Prospects Prospects

-----------------------------------------

Vancouver 5.75 4.68

-----------------------------------------

Ottawa 5.69 4.31

-----------------------------------------

Toronto 5.63 3.83

-----------------------------------------

Edmonton 5.10 3.79

-----------------------------------------

Montreal 5.05 3.53

-----------------------------------------

Calgary 4.75 3.58

-----------------------------------------

Halifax 4.55 3.90

-----------------------------------------

*Source from TREB Commercial Website.

Testimonial to Michael Davidson RE/MAX COMMERCIAL

2009-11-20T05:30:00.000-08:00

I recently had the pleasure of working with Reagan Hubbard and her amazing school of learning. Reagan is a wonderful human being that cares about your childrens education. She has bravely opened up a new school location for Appletree at 3082A Bloor St W, just west of Royal York Subway TTC Station. After working with me on this school launching for a few months with husband Dean she wrote this kind testimonial.

Thank you Reagan.

Appletree Learning Inc.

3082A Bloor Street West

Toronto, Ontario

M8X 1C8

August 29, 2009

Dear Michael Davidson,

I am writing to thank you for your assistance in facilitating the growth of Appletree Learning! Because of you, the experience of moving my teaching and consulting business from my home to an office space was efficient, fast moving and really enjoyable. Not only did you negotiate the lease for me in a very professional and formidable way but you also facilitated a complete renovation of the space. The result is a beautiful little school for Appletree and rent that is very manageable!

In a very short time I hired four teachers to assist me and my client base grew tremendously. Although I experienced periods of stress as things moved so quickly, I could always count on you to maintain a calm, balanced and professional manner and for that I am extremely grateful! You are a truly gifted professional with real life skills!

Michael, I thank you again for all your hard work. It has been a great experience working with you in making this significant move. Anyone who has the opportunity to work with you will be equally as impressed I am sure.

Best wishes,

Raegan Hubbard

Principal & Founder

Appletree Learning Inc.

Inspiring children to blossom

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