Author name: Greencasa

Introduction: One Market, Two Plays Calgary and Edmonton are buzzing with real estate activity, and multi-family investors have two tempting options: “Do I buy a modern new build in a trendy neighbourhood, or scoop up an older building and renovate it for strong cash flow? This decision can define your strategy for the next 5 to 10 years. So let’s compare them side by side, costs, rents, risks, and rewards, with a special focus on the Alberta advantage. 🧱 The Case for New Builds in Alberta In the last five years, Calgary and Edmonton have seen an explosion in newly built duplexes, triplexes, and 4-plexes. Investors love them for their simplicity, design, and financing incentives. ✔️ Predictable Performance With a new build, you can budget with greater confidence, especially in the first 5–10 years. 💰 CMHC’s MLI Select Makes It Even Better Did you know your new 4-plex in Calgary with energy-efficient heating and universal design features could qualify for: That’s a game changer for investors trying to reduce monthly carrying costs. 💡 Modern Design Means Higher Rents Today’s renters are willing to pay a premium for: In new Calgary suburbs like Seton, Cornerstone, or Skyview Ranch, rents for new 4-plex units can exceed $1,800/month. 🏚️ The Case for Existing Multi-Family Buildings Alberta’s inner cities are filled with charming mid-century buildings just waiting for a facelift. Many have solid bones and a huge upside. 🛠️ Value-Add = Forced Appreciation You buy a 10-plex in Edmonton for $1.8M. Rents are $900/month. After some light renos, paint, appliances, and flooring, you raise rents to $1,150. That $250/unit increase? It adds $500,000–$700,000 in value on paper. That’s how you build wealth fast without waiting for the market to appreciate. 💸 Lower Barrier to Entry You may find older 4-plexes for under $900,000 in parts of Edmonton and under $1.2M in Calgary, especially in older areas like Bowness, Dover, or Abbottsfield. This makes it ideal for newer investors or partnerships pooling capital. 🧰 More Creative Control You can design the renovation, pick the finishes, reposition the building, and shape the tenant base. That’s powerful when building a brand or vision. 🆚 Side-by-Side Recap: What Should You Choose? Feature New Build Existing Property Initial Cost Higher Lower Maintenance Needs Minimal (for 5–10 years) Higher, varies by age and condition Rent Potential High (modern finishes, appeal) Medium (depends on upgrades) Financing CMHC MLI Select available CMHC MLI Select for reno projects Cash Flow Often lower early on Higher if bought and renovated smart Investment Style Passive, clean, turnkey Hands-on, value-add, high ROI 🏁 Final Word: Build New or Rebuild Old: Just Start Smart Whether you go for the polished new build or the classic fixer-upper, what matters is that you know the numbers, understand your goals, and have the right support. Green Casa Property Management works with both types of investors, helping manage new 4-plexes, 20-unit walk-ups, and everything in between. From tenant placement to maintenance and compliance, we’ve got your back.

Intro: Two Buildings, Two Paths — Which One’s Right for You? In the fast-evolving Alberta real estate market, investors are often faced with a crucial question: “Do I invest in a shiny new multi-family build or find a value-add opportunity in an older building?” The answer isn’t always obvious. New builds offer modern designs and fewer headaches. Older properties bring character, built-in tenants, and renovation upside. Both have their strengths, and both come with challenges. In this blog, we’ll break it down so you can decide what fits your goals, budget, and risk profile, especially in hotbeds like Calgary and Edmonton. ✅ Why Consider a New Build? Let’s start with the fresh stuff. In cities like Edmonton’s Blatchford area or Calgary’s Seton and Livingston, new multi-family developments are springing up—and for good reason. Here’s why investors are paying attention: 1. Lower Immediate Maintenance Costs New plumbing. New electrical. New roof.It’s all built to code, and likely under warranty for 5–10 years. That means fewer surprises and more predictable operating costs early on. Many first-time multi-family investors start with new 4-plexes because of the peace of mind it brings. 2. Energy Efficiency = Long-Term Savings + CMHC Incentives Modern builds are often more energy-efficient, which is huge in Alberta’s cold winters and hot summers. Some qualify for CMHC’s MLI Select program, which offers: This can supercharge your financing and make a new build more affordable than it looks. 3. Higher Tenant Appeal = Higher Rents Tenants in 2025 expect: New buildings lease up faster and often command higher rents, especially in family-friendly zones of Calgary like Mahogany or Evanston. ⚠️ But Watch Out For: 🏚️ Why Consider Existing Multi-Family Properties? Now let’s talk about that 1970s walk-up in Queen Mary Park or that 16-unit brick low-rise in Calgary’s Forest Lawn. These buildings may not be flashy, but for the right investor, they can be absolute cash-flow machines. 1. Lower Purchase Price Per Door In many cases, you can pick up an existing 4-plex or 10-plex in Calgary or Edmonton for 20%–30% less per unit than a comparable new build. That means lower entry costs and more flexibility with renovations, leasing, or resale. 2. Value-Add Potential Older buildings often need: But that’s where opportunity lives. Small upgrades can yield big rent bumps, allowing you to force appreciation and refinance for further acquisitions. 3. Established Tenant Base Sometimes, that means less downtime. You inherit rental income from day one, and don’t have to worry about starting from zero. ⚠️ But Watch Out For: 🏙️ New Build vs. Existing: The Alberta Angle Alberta stands out in a few ways: In Calgary, you’ll see many purpose-built rental projects in areas like Legacy, Currie, and Downtown East Village. In Edmonton, Inglewood, Oliver, and Ellerslie are seeing both revitalized buildings and new construction side-by-side.

Let’s Be Honest — Big Deals Are Intimidating If you’ve invested in a duplex or a 6-plex before, a 50-unit building can feel like a monster. The price tag alone can make your stomach turn. But the truth is, with the right analysis, these deals become surprisingly logical. In this blog, we’ll break it all down step-by-step, no complicated spreadsheets required, just a clear framework for making smart decisions. Scenario: A 50-Unit in NE Calgary You come across this listing: Let’s see if it’s a good deal. 1. Start with Potential Income Gross Rental Income = 50 × $1,200 × 12 = $720,000/year+ Other Income = $740,000 Now subtract 5% for vacancy and non-payment: Effective Gross Income = $703,000 2. Estimate Operating Expenses At 42% of income: Expenses = 0.42 × $703,000 = $295,260 3. Net Operating Income (NOI) NOI = $703,000 – $295,260 = $407,740 That’s your profit before debt payments. This is the number lenders care about. 4. Let’s Talk Cap Rate Cap Rate = $407,740 ÷ $8,200,000 = 4.97% Pretty solid in today’s market, Calgary has cap rates around 4.5% to 5.5%, so this is a fair market deal. 5. What About Cash Flow? Assume 25% down ($2.05M), and finance $6.15M at 5.25%, 30-year term: Debt Service (annual): approx. $410,000 Now calculate: Cash Flow = NOI – Debt Service = $407,740 – $410,000 = –$2,260 You’re close to break-even. A small rent increase ($50/unit) could push you into positive territory. 6. Debt Coverage Ratio DCR = $407,740 ÷ $410,000 = 0.99 Banks won’t love that. But with CMHC-insured financing (MLI Select), your payments could be $90K–$100K lower annually. That flips this deal into strong positive cash flow. 7. Pro Tip: The Power of Property Management With 50 tenants, 50 leases, and constant maintenance, you’re not just a landlord anymore: you’re running a business. At Green Casa, we help owners of large buildings: You focus on the strategy. We handle the daily grind. Final Thought: Numbers First, Emotions Last Big apartment deals look scary until you run the numbers. Then you realize: this isn’t a gamble, it’s a math problem. And when the math makes sense, the risk becomes manageable. Whether you’re analyzing your first large deal or adding another to your portfolio, success starts with a clear financial picture. And a reliable team to manage it once you close.

Introduction: The Jump Into Large-Scale Multi-Family Buying a 50-unit apartment building in Calgary might sound like something only REITs or deep-pocketed investors can do. But the truth is, more individual investors and small partnerships are stepping into this space, especially as the Alberta market heats up. Still, this isn’t a casual condo flip. Large-scale deals require a different mindset and a lot more due diligence. In this blog, we’ll walk you through exactly how to analyze a 50-unit apartment building, using a real-world-style scenario, and show you how to break down the numbers like a pro. Step 1: Understand the Basics of the Deal Let’s say you find a 50-unit apartment in southeast Calgary listed for $8.5 million. Here’s the info you receive from the seller: That’s your top-line number, the income you can expect after accounting for normal vacancies. Step 2: Estimate Operating Expenses Operating expenses typically range from 35% to 50% of your Effective Gross Income, depending on the building’s condition and management style. For this property, let’s assume the following annual costs: Total Operating Expenses: $295,628 Step 3: Calculate Net Operating Income (NOI) Now subtract the operating expenses from your Effective Gross Income: NOI = $680,400 – $295,628 = $384,772 This is the income your property produces before mortgage payments, and it’s one of the most important numbers in multi-family investing. Step 4: Cap Rate and Market Comparison The Cap Rate helps you compare income to purchase price: Cap Rate = NOI ÷ Purchase Price= $384,772 ÷ $8,500,000 = 4.53% This might seem low, but in Calgary’s urban multifamily market, cap rates between 4.5%–5.25% are typical for well-located, newer buildings. Higher cap rates usually come with higher risk or deferred maintenance. Step 5: Financing and Cash-on-Cash Return Let’s assume: Now calculate your Cash Flow: Cash Flow = NOI – Debt Service= $384,772 – $431,000 = –$46,228 Uh oh. You’re in negative cash flow. This tells us that either the deal is overpriced or it needs a different financing structure (such as CMHC-insured financing under the MLI Select program, which would dramatically reduce payments). Step 6: Debt Coverage Ratio (DCR) Lenders look for a Debt Coverage Ratio (DCR) of at least 1.10 to 1.25 on large multi-family deals. DCR = NOI ÷ Debt Service = $384,772 ÷ $431,000 = 0.89 This DCR is too low, and the bank will likely say no unless you use CMHC-insured debt with longer amortization. Step 7: What Could Make This Deal Work? Conclusion: Big Deals Need Smart Numbers Analyzing a 50-unit apartment in Calgary isn’t rocket science, but it does take clear thinking, realistic projections, and the right strategy. Deals of this size require patience, creativity, and often professional property management to protect your income and peace of mind. At Green Casa, we help Calgary’s landlords scale from fourplexes to 50+ unit buildings by managing their assets with care, precision, and local know-how.

Introduction: Property Management Isn’t Just About Buildings-It’s About People At Green Casa Property Management, we’ve walked through hundreds of doors across Calgary, each one holding more than drywall and hardwood. Inside every unit is a story. A family is building their future. A newcomer trying to make Calgary home. A landlord navigating the ups and downs of owning a rental property. We believe that good property management is about more than collecting rent and fixing sinks. It’s about honouring those stories, protecting people’s spaces, and making the experience better for both tenants and owners. In this blog, we want to share why we do what we do and why human-first property management matters now more than ever. 1. Tenants Aren’t Just Renters: They’re Neighbours, Workers, and Families Too many management companies treat tenants like numbers. To us, every tenant is someone choosing to live in a home we care for, and we treat them like it. Whether it’s a student renting their first apartment in Brentwood or a retired couple downsizing in Ogden, we respond with empathy, honesty, and respect. Because when you take care of tenants, they: A happy tenant means a stable property, and that means peace of mind for the landlord. 2. Landlords Deserve More Than Auto-Responses and Monthly Reports Being a landlord can feel lonely, especially if you’re trying to manage things yourself. At Green Casa, we step in not just as your property manager but as your partner. We work with: Each one gets real, human service, not a generic dashboard or hard-to-reach team. We’re here to answer the call when the dishwasher breaks at midnight. We’re here to advise when rent prices shift. And we’re here to protect your investment like it’s our own. 3. Why Calgary Needs This Kind of Property Management Calgary’s rental market is evolving fast. What worked 10 years ago doesn’t work today. This city needs property managers who are adaptable, empathetic, and local, who know what’s happening in Airdrie, Inglewood, and everywhere in between. That’s why we’re proud to be a Calgary-built business. We’re not a franchise. We’re not outsourcing the service to another province. We’re here. We know the streets, the seasons, the suburbs — and we use that knowledge to protect your property and serve your tenants better. 4. We Don’t Just Maintain Properties: We Build Relationships The most rewarding part of our job isn’t collecting rent. It’s seeing tenants renew their leases for 3, 4, even 5 years because they feel at home. It’s watching landlords feel a genuine sense of relief because they finally trust someone else to take care of the day-to-day. It’s the little moments that matter: That’s why we do what we do. 5. A Final Word: Property Management Should Feel Good: Not Just Functional We believe that managing rental homes should never feel cold or mechanical. It should feel right. It should feel like: That’s what Green Casa delivers, not because it’s in a handbook, but because it’s in our DNA. 💬 Let’s Talk About Your Story Whether you’re a landlord who’s been burned before or someone looking to simplify their rental life, we’d love to talk. No sales pressure. No complicated jargon. Just a friendly conversation about how we can help you build something steady, smart, and simple. Because behind every rental door is a story worth taking care of, and that’s what we do best.

Intro: More Than Just Bricks and Rent At Green Casa, we see rental properties differently. Yes, they’re assets. Yes, they generate income. But they’re also reflections of the people who own them. The way a home is cared for, the type of tenants it attracts, even the maintenance schedule it all tell a story. It’s not just about profit. It’s about pride, peace of mind, and personal legacy. Whether you’re managing one basement suite or a 16-unit walk-up, your rental says something about you. And we believe that matters. 1. A Clean, Cared-For Property Says: “I Respect People.” It’s amazing how something as simple as a fresh coat of paint or working hallway light can change everything. When a tenant walks into a clean, functional, thoughtfully maintained space, they feel it immediately: “This owner respects me.” In return, tenants stay longer. They care more. They call less. They often even pay on time. At Green Casa, we help landlords build that mutual respect into every corner of the home, from faucet repairs to snow shoveling. 2. A Consistently Managed Home Says: “I Take Ownership Seriously.” Life happens. Toilets clog. Heaters go out. Sometimes a tenant calls at the worst possible moment. But how those problems are handled, that’s what sets serious landlords apart. When owners stay on top of their units, tenants feel safe. When repairs are handled without weeks of waiting, they feel heard. And when someone checks in once in a while just to ask how things are going, they feel something rare in rentals: trust. That’s what we strive for every day at Green Casa. Not just fixing problems building trust. 3. A Thoughtfully Rented Property Says: “I Care Who Lives Here.” Tenant selection is more than background checks and references. It’s about knowing which type of person will thrive in the space, the neighborhood, and the building. A good match reduces turnover, increases tenant satisfaction, and minimizes damage or drama. It’s not luck—it’s intentional placement. We’ve helped dozens of Calgary landlords find the right people, not just the first applicants. Because when your rental is in good hands, your life gets easier. Simple as that. 4. A Well-Maintained Property Says: “I’m In This for the Long Run.” Long-term investors don’t treat their properties like flip projects. They know that real wealth, real impact, and real security come from playing the long game. And the long game starts with regular inspections, preventative maintenance, and proactive planning. We offer all three. From seasonal check-ins to renovation roadmaps, Green Casa is here to help landlords build lasting value, not just short-term income. 5. A Green Casa Property Says: “I Chose the Right Team.” Let’s be honest. Not all property managers are created equal. Some promise the moon and disappear when the plumbing backs up. Others treat your tenants like problems instead of people. At Green Casa, we’re different. We lead with empathy, accountability, and local Calgary knowledge. We answer the phone. We show up. And we treat your home and your tenants with care. Because your rental is a reflection of you. And we want that reflection to be something you’re proud of. Final Thoughts: What Story Is Your Property Telling Right Now? Is your rental showing pride, care, and professionalism? Or is it sending mixed signals? If you’re not sure, that’s okay. That’s what we’re here for. Whether you’re just starting or looking to take your rental to the next level, Green Casa can help you tell a better story, one that’s rooted in people, purpose, and long-term success. 🏠 Let’s Build a Better Rental Experience Together Get in touch with Green Casa Property Management today and find out how your property can start saying all the right things.

In real estate investing, the most profitable plays often happen just below the radar. And right now, 10–20 unit apartment buildings in Edmonton are one of those underappreciated opportunities quietly delivering strong returns, scalable income, and long-term stability. Let’s break down why this niche is worth your attention. 1. The Mid-Sized Advantage: Not Too Big, Not Too Small The beauty of mid-sized multi-family buildings is their balance. For the investor who wants to grow a serious portfolio without going corporate, this is the sweet spot. 2. Edmonton’s Numbers Just Make Sense Let’s talk about the numbers. Because in real estate, cash flow matters, and Edmonton delivers. Typical cap rates in this space are 5.5%–6.5%, which is impressive in today’s national landscape. But it’s not just about cap rates, it’s about what they represent. These buildings often: In other words, it’s not just about buying and holding. It’s about buying smart and optimizing over time. 3. Where to Invest in Edmonton Edmonton isn’t just one big market; it’s a collection of micro-neighborhoods, each with its own vibe. Here’s where mid-sized apartments shine: The key is to look for areas where rent demand remains strong, turnover is manageable, and rents still have room to grow. 4. Edmonton’s Long-Term Outlook: Underrated but Resilient Edmonton may not have the glamour of Vancouver or Toronto, but it has something better: affordability, growth, and resilience. With continued population growth, solid employment trends, and a growing demand for rental housing, the market fundamentals are solid. Vacancy rates are falling. Rental rates are climbing. And mid-sized apartment buildings—especially those with 10–20 units—are positioned to benefit most. These properties offer the kind of rental housing the city needs: affordable, efficient, community-based living. 5. You Can Scale Without Losing Sleep One of the best parts? You don’t have to go it alone. There are professional property managers (like Green Casa’s sister contacts), experienced brokers, and commercial lenders ready to support investors entering the 10–20 unit space. With the right team, you can scale without being on call at midnight or juggling spreadsheets all weekend. Final Takeaway: Edmonton Is Open for Business If you’ve been waiting for a sign to go beyond fourplexes and get serious about cash-flowing, scalable real estate, this is it. Edmonton’s mid-sized apartment market offers the kind of opportunity that’s getting harder to find elsewhere in Canada: real income, solid buildings, and room to grow. Don’t wait until the rest of the country catches on.

When most people think about real estate investing, they picture either a single-family home or a massive apartment complex. But in the middle lies a hidden gem: 10 to 20-unit apartment buildings. And in Edmonton, that middle ground might just be the smartest move you can make. Here’s why. 1. The Perfect Balance: Scale Without Complexity Small multi-family properties, such as duplexes and fourplexes, are great, but they come with limitations. You’re still managing most things yourself, and cash flow can be tight if a couple of units sit vacant. Now, compare that to a 12- or 16-unit apartment. You’re in a whole new league of income diversity, but it’s still small enough that you’re not dealing with institutional red tape. You don’t need a million-dollar down payment or a massive property management firm. Many individual investors in Alberta are quietly scaling portfolios with mid-sized buildings like these. 2. Strong Cap Rates Make Edmonton Attractive If you’ve been browsing markets across Canada, you’ve probably noticed this: That’s right, Edmonton consistently offers some of the highest cap rates among Canada’s major cities. What does that mean for investors? More cash flow and a higher potential return on your investment from day one. In real terms, this could mean an additional $1,000–$3,000 per month in net income compared to a similar-sized property in a larger city. 3. Neighborhoods That Work for Mid-Sized Apartments Certain parts of Edmonton are ideal for 10–20 unit buildings. You’re not going after the luxury downtown condo crowd, but you don’t need to. Look for: The sweet spot is finding areas with stable or growing populations, decent amenities, and rental prices that offer room for upside. 4. Edmonton’s Economy: Quietly Gaining Momentum For years, Edmonton has been the overlooked cousin in the Alberta economy. But those paying attention know that things are shifting. And here’s the kicker: 10–20 unit buildings tend to offer just the right kind of housing that the Edmonton renter population is looking for: affordable, functional, and centrally located. 5. Financing Isn’t as Scary as You Think Once you move into the 5+ unit range, you enter the world of commercial mortgages, which can be intimidating for new investors. But the truth is: it can work in your favor. That means it’s possible to purchase a 16-unit building with a solid rental roll and generate positive cash flow, even after accounting for financing and management fees. Final Thought: It’s Closer Than You Think If you’ve built equity in a fourplex or a few single-family homes, you might already have what you need to move up to a 12, 15, or 20-unit property. It’s not just for corporations or ultra-wealthy investors anymore. In Edmonton, it’s a real opportunity available to those who are ready to take the next step.

If you’ve ever owned or lived in a rental home, you know that the experience can be hit or miss. Sometimes, it’s great. Everything works, communication is easy, and you feel taken care of. Other times? It’s frustrating, confusing, and downright stressful. At Green Casa Property Management, we believe the difference lies in how people are treated, and that’s where we’ve built our business. Based right here in Calgary, we don’t just manage buildings. We manage relationships, responsibilities, and real-life situations. So, whether you’re a landlord looking for someone to protect your investment or a tenant searching for a place to truly call home, here’s what makes Green Casa different. 1. Real People, Real Care Let’s be honest: property management doesn’t have the best reputation. Tenants feel ignored. Landlords feel left in the dark. Everything feels like it’s just about the rent. But that’s not us. At Green Casa, we answer the phone. We show up. We listen. If you’re a landlord, we check in regularly, handle maintenance issues fast, and make sure your property is running like it should.If you’re a tenant, we take your concerns seriously and respond like human beings, not like robots reading from a script. We’re a small team, and that’s on purpose. Because small means personal. Small means we know your name. It means we remember your story. 2. Locally Run, Calgary Proud We’re not a franchise. We’re not run from another province. Green Casa is 100% local, based right here in Calgary—and that matters. We understand this city’s unique neighbourhoods, rental trends, and seasonal shifts. We know what tenants are looking for in areas like Beltline, Mount Pleasant, or Seton. We also understand the needs of landlords trying to stay ahead in Calgary’s evolving real estate market. We bring local insight to every lease, every repair, and every decision. And because we’re part of the community, we care about the long-term health of every property and every client relationship. 3. Helping Landlords Focus on What Matters Owning a rental property in Calgary should be rewarding, but for many, it becomes a second job. Chasing rent. Handling tenant turnover. Trying to find good contractors. Dealing with bylaw compliance and emergency repairs. Green Casa steps in so you can step back. Here’s what we handle: We act like owners because we’ve been there ourselves. We treat your rental like it’s our property, and your success like it’s ours too. 4. Creating Better Rental Experiences for Tenants Tenants aren’t just occupants. They’re people trying to live their lives. And we believe they deserve housing that’s clean, safe, and managed with care. When we say “better rentals,” we mean: Happy tenants stay longer, take better care of the unit, and build strong communities. That’s a win-win for everyone. 5. A Focus on Long-Term Relationships, Not Just Transactions Some companies treat property management like a checklist. We treat it like a relationship. Whether you’ve got one condo or a growing portfolio of properties across Calgary, we’re here to grow with you. We work with first-time landlords, experienced investors, and everyone in between. You’re not just another file in our system. You’re a partner. We want to see your investment thrive, and we’ll be by your side to help you get there. What’s Next? Let’s Talk. If you’re a Calgary landlord looking for a property manager you can trust or a tenant who’s tired of dealing with impersonal landlords and slow responses, Green Casa is ready to help. We offer: Let’s make rental life better together. About Green Casa Property Management Green Casa is a Calgary-based property management company that puts people first. With a strong focus on communication, accountability, and local expertise, we help landlords protect their investments and tenants feel at home. Whether it’s a single-family home or a multi-unit building, we’re here to manage every detail with care.