1230 Reid Street, Richmond Hill, ON
Broker Opinion Of Value (BOV)
Generated:
PRIVATE & CONFIDENTIAL
RE: Broker Opinion of Value – 1230 Reid St, Richmond Hill, ON
To Whom It May Concern,
Thank you for the opportunity to prepare this Broker Opinion of Value (BOV) for the subject property located at 1230 Reid Street in Richmond Hill, Ontario. This valuation reflects our in-depth review of current market conditions, recent off-market comparable sales, and the property's income-generating potential based on stabilized industrial lease rates in the GTA-North submarket.
Our approach combines both the income capitalization method and the sales comparison approach, with greater emphasis on net operating income (NOI) as this remains the primary driver in today's industrial investment landscape. Market data and inputs have been drawn from both proprietary research and verified industry sources, including cap rate guidance from Colliers' most recent market outlook.
This report is intended to provide strategic insight into the asset's current market positioning, assist in pricing strategy, and support informed decision-making as you evaluate potential disposition scenarios or capital deployment.
We appreciate the trust placed in our team and welcome the opportunity to assist further as you move forward. Should you have any questions or wish to discuss next steps, please don't hesitate to reach out directly.
Warm regards,
Ayush & Shobhit
Commercial Advisor | Real Estate Agent
Executive Summary
| Item | Result |
| Indicated Value Range | $20.76 – $22.02 million |
| Approaches Employed | Income Capitalization (primary) & Sales Comparison (secondary) |
Analysis Date
June 24, 2025
Direct Contact
Ayush: (647) 561-2431
Shobhit: (416) 473-7484
www.re.blisspace.ca
Market Context & Methodology
Our valuation methodology prioritizes stabilized NOI given current investor preferences in the GTA-North industrial market. This comprehensive analysis incorporates proprietary off-market comparables, verified transaction data, and Colliers' Q1-2025 cap rate guidance to deliver an informed value range and strategic market positioning for the subject property.
1 | Property Overview & Assumptions
| Attribute | Details |
| Asset Type | Light-industrial / warehouse (single-tenant, proposed triple-net) |
| Building Area | ±62,928 sf (Year-1 rent of $1,258,560 at $20 psf) |
| Zoning | Assumed M-class industrial (buyer to verify) |
| Occupancy | Stabilized (vacancy allowance 2%) |
| Location Drivers | Immediate access to Hwy 404/407, strong GTA-North industrial node, limited new supply |
2 | Income Capitalization Approach
Income Analysis
| Metric | Input | Notes |
| Year-1 Gross Rent | $1,258,560 | $20 psf × 62,928 sf |
| Vacancy & Credit | 2% (−$25,171) | Market standard |
| Operating Expenses | $113,270 | $1.80 psf equivalent |
| Net Operating Income | $1,120,118 | Stabilized NOI |
Cap-Rate Sensitivity
| Cap Rate | Indicated Value |
| 5.50% | $20,365,790 |
| 5.75% | $19,480,320 |
| 6.00% | $18,668,640 |
As per Colliers' Q1 2025 Cap Rate Report, the capitalization rate for Class A industrial buildings in the Toronto market stands at 5.5%
3 | Sales Comparison Approach
Key Comparable Sales
| Address / Portfolio | Sale Date | NRA (sf) | Price (M) | $/sf | Comment |
| 33 W. Beaver Creek Rd, Richmond Hill | 26-May-2025 | 183,000 | $39.5 | $216 | Latest trade |
| 35 Valleywood Dr, Markham | 31-Aug-2023 | 61,858 | $21.7 | $351 | 2023 comp |
| 50 W. Pearce St, Richmond Hill | 20-Jun-2023 | 55,122 | $19.5 | $354 | 2023 comp |
| 19 E. Wilmot St, Richmond Hill | 29-Oct-2021 | 20,903 | $8.0 | $383 | Highest $/sf |
| Kevric Canada Industrial Portfolio | 29-Jan-2020 | 228,719 | $45.2 | $198 | Highest price |
Valuation from Comparables
Value Range Analysis
| Parameter | Lower End | Higher End |
| Appropriate PSF Value | $330.00 | $350.00 |
| Total Square Feet | 62,928 | 62,928 |
| VALUE | $20,766,240 | $22,024,800 |
Final Value Reconciliation
$20.76M – $22.02M
(rounded)
Primary Approach: Income Capitalization
Secondary Approach: Sales Comparison
Interactive Analysis Spreadsheet
Note: The embedded spreadsheet below contains detailed calculations, assumptions, and sensitivity analysis. This interactive tool allows for real-time adjustments to key variables such as cap rates, rent assumptions, and operating expenses.
Disclaimer: This BOV is not a formal appraisal and should be relied upon only for internal decision-making and preliminary negotiations. Please review the accompanying limiting conditions to understand the scope and intended use.
Disclaimer
The information contained on this website, including any Broker Opinion of Value (BOV), property analysis, or market data, is provided solely for informational and marketing purposes. It does not constitute a formal appraisal, legal advice, investment advice, or a representation of guaranteed value.
All figures, projections, and estimates are based on sources believed to be reliable at the time of publication; however, Blisspace (PREC) makes no warranties or representations regarding the accuracy, completeness, or ongoing relevance of the content. Market conditions are dynamic, and property values may fluctuate accordingly.
This material is intended for use by qualified investors, property owners, and real estate professionals familiar with commercial real estate transactions. Users are strongly encouraged to seek independent legal, financial, or appraisal advice before making any decisions based on the information presented.
Use of this website and its contents is subject to all applicable laws and professional standards in the Province of Ontario and across Canada.