485-495 Rue Osborne · 6-unit multifamily

485-495 Rue Osborne is a 6-unit 6-unit multifamily in Montréal, QC, asking $1,500,000 — $250,000 per door.

That lands inside the Montreal band of $190k - $340k per door, so the ask is not the thing that decides this deal — the rent roll is. Montreal cap rates screen 4.8% - 6.2% and average rent runs about $1,850 a door.

At 6 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.