4186-4190 Boul. Décarie · 16-unit multifamily

4186-4190 Boul. Décarie is a 16-unit 16-unit multifamily in Montréal, QC, asking $6,500,000 — $406,250 per door.

That sits above the Montreal band of $190k - $340k per door. A price above the band has to be earned by rents, condition, or upside that the listing has not yet shown. Montreal cap rates screen 4.8% - 6.2% against average rent near $1,850 a door.

At 16 units this is a commercial file: five or more units can be underwritten for CMHC MLI Select, where energy, affordability, and accessibility points decide the tier and the leverage. Below that tier the insured stack you modeled may not exist.

Montreal remains a compelling income-market candidate, with better yields offset by Quebec-specific lease and regulatory diligence. Investor demand reads high, vacancy tight.