Author name: Greencasa

Investing in Real Estate? Here’s How to Run the Numbers Like a Pro Edmonton’s multi-family real estate market is quietly becoming one of the best-kept secrets in Canada. While markets like Vancouver or Toronto often grab headlines, savvy investors are discovering that Edmonton offers a rare combination of affordability, strong rental demand, and landlord-friendly policies. But before diving into your first (or next) apartment building, there’s one thing you must master: the numbers. Whether you’re a seasoned landlord or new to real estate investing, understanding the key financial metrics can be the difference between a winning investment and a costly mistake. In this blog, we’ll break down a real-world example of a 10-unit apartment building in Edmonton, walking you through every step of the financial analysis process just like we do at Green Casa Property Management. 🔍 Step 1: Estimate Rental Income Let’s assume you’re looking at a 10-unit apartment, each unit being a 2-bedroom suite located in a mid-range neighbourhood near Edmonton’s downtown or a high-traffic suburban corridor. Each unit rents for $1,300/month, which is quite reasonable in today’s Edmonton rental market (as of mid-2025). This is your top-line revenue, the total amount of rent you’d collect in an ideal year with full occupancy. 📝 Pro Tip: Always review the rent roll. If rents are under market, there could be value-add potential. If they’re too high, be cautious of inflated numbers used to justify a high asking price. 💰 Step 2: Estimate Operating Expenses Every rental property comes with ongoing costs, and underestimating these is where many investors get burned. Let’s break down typical annual expenses for a property of this size: Expense Annual Cost Property Taxes $18,000 Insurance $6,000 Maintenance & Repairs $7,500 Property Management (8%) $9,360 Utilities (Landlord-paid) $12,000 Miscellaneous/Contingency $2,500 Total Operating Expenses: ~$55,360/year These are non-financing costs, meaning they’re incurred regardless of whether the property is mortgaged or bought in cash. ✅ Quick Check: For a typical Edmonton rental, expenses range from 35–45% of gross income. Here, we’re at 35.5%, which is reasonable. 📊 Step 3: Calculate Net Operating Income (NOI) The Net Operating Income is what’s left after paying all property-related expenses but before making mortgage payments. NOI = Gross Income – Operating Expenses$156,000 – $55,360 = $100,640 This figure is crucial because lenders use it to determine how much debt the property can support, and investors use it to evaluate potential returns. 📈 Step 4: Analyze Key Investment Metrics Now that you have your NOI, it’s time to look at two foundational metrics: 1. Capitalization Rate (Cap Rate) This tells you how much return you’re getting relative to the property’s price if you bought it in cash. Let’s say the property is listed at $1.3 million. Cap Rate = NOI ÷ Purchase Price$100,640 ÷ $1,300,000 = 7.74% This is a strong cap rate, especially compared to cities where cap rates dip below 4%. 2. Gross Rent Multiplier (GRM) The GRM compares the purchase price to the annual gross rent. It’s a quick, back-of-the-napkin metric to spot overpriced properties. GRM = Purchase Price ÷ Gross Rent$1,300,000 ÷ $156,000 = 8.33 Generally, a GRM under 10 in a stable market like Edmonton suggests solid income potential. 📌 Note: GRM doesn’t account for expenses, so always use it alongside NOI and Cap Rate. 🧮 What About Cash Flow with Financing? Let’s run a quick financing scenario: Cash Flow = NOI – Debt Service$100,640 – $76,800 = $23,840/year or $1,986/month That’s a 7.3% cash-on-cash return, not including appreciation or mortgage paydown. 🌟 Why Edmonton? Alberta’s capital city has quietly become a standout market for several reasons: 🛠️ How Green Casa Helps You Succeed At Green Casa Property Management, we don’t just manage your building, we help you build a business. Here’s what we bring to the table: 🔚 Final Word: Don’t Just Buy Property. Buy the Right Numbers. Numbers are the truth-tellers of real estate. If the math works, the investment works. With the right property, smart financing, and an experienced local team like Green Casa, a 10-unit apartment in Edmonton can deliver consistent income, long-term appreciation, and true financial freedom. Ready to explore Edmonton’s multi-family opportunities? 📞 Contact Green Casa today, and we’ll help you break down the numbers and build up your future.

How One Small Apartment Building Can Build Big Wealth in Alberta’s Capital You don’t need to be a big-shot developer or own a high-rise downtown to win big in real estate. In Edmonton, even a modest 10-unit apartment building can become a powerful asset in your investment portfolio if you know how to evaluate it properly. At Green Casa Property Management, we help local and out-of-province investors break down multi-family opportunities using time-tested methods. Today, we’re walking you through the exact process we use to assess a 10-unit apartment complex from rental income to cash-on-cash returns. Let’s run the numbers and unpack the potential of small-scale multifamily investments in Edmonton. Step 1: Get Clear on the Property’s Price and Rent Roll Let’s say you’re considering a 10-unit apartment near Southgate Mall, a popular area close to transit, shopping, and employment centers. It’s listed for $1.2 million, and the rental breakdown looks like this: Monthly Rental Income:(8 × $1,200) + (2 × $1,100) = $11,600 Annual Gross Income:$11,600 × 12 = $139,200 That’s your gross potential income before expenses. Now let’s get into the nitty-gritty. Step 2: Estimate Operating Expenses Every multi-family property has operating costs. Here’s a realistic annual expense estimate for this building: Category Estimated Cost Property Taxes $16,000 Insurance $5,000 Property Management (6-8%) $8,000 Maintenance/Repairs $6,000 Utilities (covered by landlord) $10,000 Reserve for Future Repairs $3,000 Total Annual Expenses: $48,000 These expenses can vary depending on how the building is structured (e.g., separate meters, landlord-paid utilities, tenant turnover), but this is a strong baseline. Step 3: Calculate NOI (Net Operating Income) The Net Operating Income tells you how much profit the building generates before debt payments. NOI = Gross Income – Operating Expenses$139,200 – $48,000 = $91,200 This is the income the property would yield if purchased in cash. Step 4: Determine the Cap Rate The Capitalization Rate helps you compare properties based on returns relative to price. It’s especially useful for comparing multi-family deals across markets. Cap Rate = NOI ÷ Purchase Price$91,200 ÷ $1,200,000 = 7.6% That’s a solid cap rate, especially compared to Vancouver or Toronto, where cap rates are often below 4%. Edmonton continues to offer excellent value for the dollar. Step 5: Project Your Cash Flow with Financing Assume you’re financing the purchase with: Now subtract your annual loan payments from NOI: Cash Flow = NOI – Debt Service$91,200 – $69,600 = $21,600/yearOr $1,800/month in positive cash flow That’s a 7.2% cash-on-cash return, and we haven’t even factored in rent increases, tax benefits, or future appreciation. Why This Matters Edmonton remains one of Canada’s most underappreciated multi-family markets. With: Investors can find better yields than in almost any other major Canadian city. Small buildings like this are also more accessible than larger developments, making them perfect for new investors looking to enter the multi-family game. Pro Tips from the Green Casa Team: ✅ Target growth zones: Look near LRT routes, new schools, or redevelopment zones. These areas often command higher rents over time.✅ Account for vacancies: Always budget a 5–10% vacancy buffer. Alberta is landlord-friendly, but tenant turnover still happens.✅ Get a building inspection: Multi-family buildings can hide big capital expenditures, such as roofs, boilers, and plumbing stacks.✅ Use a professional property manager: Someone local, experienced, and responsive (ahem, that’s us!) can make or break your experience. The Green Casa Advantage At Green Casa, we do more than collect rent. We help landlords and investors: Whether you’re based in Calgary, Edmonton, or anywhere across Canada, we become your local boots on the ground. Final Thoughts: Small Building, Big Future A 10-unit building might not sound flashy. But when you combine strong cash flow, smart financing, and local expertise, it can outperform larger, more expensive projects, especially in the Edmonton market. With the right management partner, you’re not just buying bricks and mortar. You’re buying consistent income, long-term growth, and peace of mind. Green Casa Property Management is here to help you unlock that potential. 📍 Calgary & Edmonton📞 +1 (403) 835-4999📧 info@greencasa.ca

When most people think about property management, their minds go to rent collection, leasing agreements, or tenant screenings. But behind every smooth-running property, there’s one team quietly making sure everything stays intact: the maintenance crew. At Green Casa Property Management, we believe that a great maintenance team isn’t just about fixing things; it’s about creating trust. And in Calgary’s competitive rental market, that trust is what keeps our tenants happy, safe, and staying longer. More Than a Wrench and a Ladder: The Human Side of Maintenance Our maintenance professionals are trained, certified, and skilled, but more than that, they’re good listeners, fast responders, and problem solvers. Whether it’s a leaking sink or a faulty heater in the middle of a snowstorm, our team shows up with not just tools but empathy. We’ve seen how a quick fix done right can change a tenant’s whole experience. That one repaired door, or a working light in a dark hallway, tells residents: “We see you. We care.” Why It Matters to Landlords and Investors For landlords, having an in-house, responsive maintenance team saves more than just money; it protects your asset. At Green Casa, we treat your property like it’s our own, and that means no cutting corners on repairs or waiting days for a contractor to return your call. Preventive maintenance also plays a huge role. From seasonal furnace inspections to proactive plumbing checks, we’re not just fixing what breaks; we’re preventing costly breakdowns before they happen. 24/7 Support (Because Problems Don’t Wait for Business Hours) Late-night emergencies? We’ve got it. Tenants don’t want to hear, “We’ll get to it Monday.” That’s why Green Casa offers 24/7 emergency response because a reliable home means peace of mind, and that’s priceless for tenants and owners alike. A Cleaner, Safer, More Livable Community Our maintenance team doesn’t just respond to requests; they help create the kind of environment people want to live in. Common areas stay clean. Safety hazards are addressed quickly. Units are kept in great shape between tenancies. This type of care reduces vacancies, builds loyalty, and keeps properties operating at peak performance, all while enhancing your reputation as a quality landlord. Final Word: Property Management is Only as Good as Its Maintenance Team At Green Casa Property Management, our maintenance staff isn’t just a department; they’re the heartbeat of our service. They bring together technical skill, human connection, and attention to detail that tenants feel every day, even if they never stop to say it. Whether you’re an out-of-province investor or a Calgary local looking to maximize your rental property, know this: When you work with Green Casa, you get more than a manager; you get a full-service maintenance team that cares. Let’s take care of your property, together.

If you’ve ever dreamed of owning an apartment building but weren’t sure where to start, this is your roadmap. Edmonton is emerging as a multi-family hotspot with affordable entry points, a growing population, and higher yields than many Eastern cities. In this blog, we’ll show you how to evaluate a 10-unit property and make sense of the numbers. What You’re Looking At A 10-unit walk-up in south-central Edmonton. Listed at $1,050,000, with all units currently occupied. Pro Forma Snapshot Here’s how to build a simple pro forma. Annual Income:✔ Rental Revenue: $144,000 Annual Expenses Estimate:✔ Property Tax: $17,000✔ Insurance: $5,000✔ Utilities: $10,000✔ Maintenance/Repairs: $8,000✔ Management (8%): $11,520✔ Admin/Other: $3,000✔ Total Expenses: $54,520 📌 Net Operating Income (NOI): $144,000 – $54,520 = $89,480 Investment Metrics That Matter Why Edmonton Wins Unlike cities like Toronto, Edmonton has: Financing This Property Using CMHC-insured financing (like MLI Select), you could put down just 15% and stretch amortization to 40 or even 50 years, slashing your mortgage payments and maximizing cash flow. Even a conventional loan with 25% down gives you positive cash flow due to Edmonton’s strong rental spreads. Conclusion: Know the Numbers, Win the Deal Understanding financial performance is the key to building real wealth in real estate. Edmonton’s multi-family sector offers a rare combo: affordability, cash flow, and appreciation upside. With a well-managed property and a strong team behind you, like Green Casa, you’re set up to scale.

Investing in a multi-family property is more than just a gut feeling or a market trend; it’s about running the numbers and making sure the math works for you. In this blog, we’re walking through how to properly evaluate a 10-unit rental property in Edmonton, using a simple framework and real market figures. Step 1: Estimate Rental Income Let’s say you’re looking at a 10-unit apartment building in a mid-demand neighborhood in Edmonton. If each unit rents for $1,250/month (which aligns with Edmonton’s average rent for a basic 1-bed or 2-bed apartment), your monthly gross rental income would be: 📌 10 units x $1,250 = $12,500/month or $150,000/year That’s your top-line income. But real estate is never about just income; it’s about what’s left after expenses. Step 2: Calculate Operating Expenses Typical annual expenses for a building like this might include: 📌 Total Operating Expenses: $59,500/year Step 3: Determine Net Operating Income (NOI) NOI is your income after operating expenses, before mortgage payments. 📌 $150,000 (Gross Income) – $59,500 (Expenses) = $90,500 NOI This is a powerful number; it shows the property’s earning potential without being distorted by your financing strategy. Step 4: Cap Rate & Valuation Let’s say the property is listed at $1.1 million. 📌 Cap Rate = NOI / Purchase Price = $90,500 / $1,100,000 = ~8.2% In Edmonton, cap rates often range between 6.5–9%, depending on location and condition. An 8.2% cap is quite healthy. Step 5: Cash Flow Analysis If you finance the deal with a 25% down payment ($275,000) and borrow the remaining $825,000 at 5.5% over 25 years, your annual mortgage payment would be around $59,000. 📌 Cash Flow = NOI – Mortgage = $90,500 – $59,000 = $31,500/year or $2,625/month That’s a strong monthly cash flow for a small apartment in a growing Alberta city. Final Thoughts Evaluating a rental property is all about turning speculation into strategy. Edmonton’s relatively low cost-per-unit and strong rental demand make this city an excellent target for smart investors. Always run your numbers, get familiar with local benchmarks, and use tools like cap rate and NOI to make confident decisions. Green Casa is here to support you with property management insights and on-the-ground knowledge. Reach out to us if you’re ready to explore Edmonton’s multi-family opportunities.

When most people think of rental homes, they imagine four walls, a front door, maybe a fenced backyard, but rarely do they picture a space built with our furry family members in mind. That’s where Green Casa Property Management is changing the game in Calgary. Yes, you read that right. We’re talking about dog parks in rental homes, a small but powerful way we go beyond the expected and make our properties feel like home, not just for people, but for pets too. Why Pet-Friendly Rentals Matter More Than Ever In 2024, over 50% of renters in Canada own a pet. For many, pets are not an option; they’re family. Yet finding a rental property that allows dogs (without a laundry list of restrictions) can feel like winning the lottery. At Green Casa, we don’t just allow dogs, we welcome them. But more than that, we understand that dogs (and their owners) thrive when they have safe, engaging outdoor space. That’s why we’ve started integrating pet-friendly features, such as mini dog runs and shared community green spaces, where tenants and their pets can unwind. One Basement Suite, One Backyard Dog Park Let’s talk about Bonus Property 1, a cozy rental suite located in SE Calgary. The tenant here had a simple request: “Can I build a small fenced dog run in the backyard for my golden retriever?” Our answer? Absolutely. Let’s make it better. Working with the property owner and tenant, Green Casa arranged for a modest pet park setup in the yard: The result? A happy tenant, a very happy golden retriever, and a property that instantly stood out from every other listing in the area. It’s Not Just About Pets, It’s About People We manage homes, yes. But what we manage is peace of mind. Adding pet-friendly features like dog parks isn’t just about pets; it’s about: When tenants truly feel at home, with their entire family, they’re more likely to stay, take care of the space, and build strong landlord relationships. The Green Casa Difference At Green Casa Property Management, we don’t do “cookie-cutter.” Every property is treated with attention, empathy, and a local touch. Whether it’s managing minor maintenance or helping coordinate creative upgrades like a backyard dog park, we go the extra step. Because we believe the little things are never little. Thinking About Renting Out Your Property? If you’re a Calgary landlord and haven’t considered making your rental pet-friendly, now’s the time. Green Casa can help guide you through what’s allowed, what makes sense, and what can boost your property’s value and appeal. Let’s make your property not just pet-friendly, let’s make it pet-awesome. Call us today to talk rentals, real estate, and maybe even share a few dog park stories. 🐶

Owning an apartment building in Calgary isn’t just a dream; it’s a solid, income-generating asset in one of Canada’s most landlord-friendly provinces. But for most first-time investors, the financing process can be intimidating. This blog is your crash course in funding your first 12-unit multi-family property in Calgary with smart comparisons between traditional loans and CMHC-insured options. Step 1: Understand Your Objectives Before you talk to a bank, figure out: Traditional Financing: The Fast Lane Best for: Investors with significant capital and short-term project goals Features: What to Watch For: CMHC MLI Select: The Power Move Best for: Long-term investors focused on cash flow and scalability Features: Things to Keep in Mind: Why Calgary? Alberta offers: In other words, it’s a great place to grow your portfolio, especially if you start with smart financing. Key Takeaway Choosing between traditional and CMHC financing depends on your financial situation, risk tolerance, and investment timeline. The key is to do the math, compare multiple lenders, and align your loan strategy with your investment goals. At Green Casa, we don’t just manage your property; we help guide you from acquisition to optimization. Reach out today and let’s talk about your first (or next) Calgary apartment project.

Stepping into the world of multi-family investing is exciting, especially in a growing market like Calgary. But if you’re looking to buy your first 12-unit apartment building, one of the biggest questions you’ll face is how to finance it. Do you go the traditional mortgage route or take advantage of CMHC-insured financing programs like MLI Select? Let’s break down both options so you can make a smart, strategic decision that fits your long-term goals. Option 1: Traditional Commercial Mortgage How it works:This is the classic route usually offered by a bank or credit union. You’ll typically need: Pros: Cons: Option 2: CMHC-Insured Financing (e.g., MLI Select) How it works:Backed by the Canada Mortgage and Housing Corporation, this program is designed for long-term, sustainable rental housing. Qualifying properties may get: Pros: Cons: A Quick Example: Let’s say you’re buying a $3 million 12-unit building in Calgary. Financing Type Down Payment Monthly Mortgage (est.) Amortization Notes Traditional $900,000 (30%) ~$14,000 25 years High cash needed CMHC-MLI Select $150,000 (5%) ~$8,500 50 years Lower monthly cost, long-term play What Makes Sense for You? If you’re a newer investor with limited capital but a strong long-term vision, CMHC might give you the leverage to enter the market. If you’re more focused on flipping, renovating, or faster cycles, traditional financing might give you the speed and flexibility you need. Regardless of your choice, always consider: At Green Casa Property Management, we work closely with Calgary investors from first-timers to seasoned prosand we can connect you with trusted mortgage brokers, lenders, and underwriters to help navigate the financing maze. Your next apartment deal might be closer than you think.

Introduction:  Let’s be real. The majority of property management firms sound alike: “We collect rent.” We repair things. We screen tenants.” We do all of that at Green Casa, but it’s not the reason landlords stay with us. They remain due to our deeper understanding. Landlords want sleep more than just services. They want someone who doesn’t just treat their property like a number. An individual who shows up. Someone who knows the name of their tenant’s cat… and why the water pressure dipped last week.  Green Casa Property Management, Calgary’s humane property partner, is pleased to welcome you. 🔍 1. We Manage Like You Would If You Had 48 Hours in a Day Most landlords don’t mind hard work. What they mind is chasing contractors, answering texts at midnight, or trying to remember lease renewal dates while at a wedding. With Green Casa, that stress is gone.We think ahead, act fast, and sweat the small stuff so you can focus on the big stuff: your career, your family, or just getting your weekends back. 🛠 2. From Broken Lightbulbs to Broken Leases, We’ve Got It Covered We handle the details most people overlook: We keep every property clean, compliant, and calm because chaos isn’t in our business model. 💬 3. Human First, Property Second We talk to tenants like people, not problems.Happy tenants = longer stays = better returns for you.It’s not rocket science, but it is rare. We text updates. We call when something’s urgent. And yes, we’ll even video walkthrough your suite if you’re out of province. 📈 4. You Earn More by Stressing Less Because we monitor market trends weekly, not yearly, we help landlords like you increase rents (legally and responsibly), reduce vacancies, and get better ROI on the same property. We also track which upgrades give you the most bang for your buck. A $1,200 fridge might add $100/month in rent. That’s real value and real growth. 🧠 5. We’re Local. We’re Small. And That’s a Good Thing. We’re not a faceless franchise.We’re a Calgary-grown team that picks up the phone.That shows up to the unit when no one else will.That sends you real-time updates because we know your property isn’t just an asset, it’s part of your future. ✨   The Last Word: Property Management That Is Unique Because It Is Green Casa is the place to start if you’ve been duped by big-box property managers or are just starting out as a Calgary landlord.