What cap rate should I expect on a Gatineau fourplex?

Current screen: 2.7% - 9.8%. From 13 active Realtor.ca listings (10th–90th percentile). A fourplex is conventional financing — MLI Select starts at five units. Confirm NOI from the rent roll; street and condition move the print.

How tight is vacancy in Gatineau?

CMHC purpose-built vacancy is 1.9% as of October 2024. Small multifamily can run tighter or looser than the metro survey.

What strategies fit Gatineau?

Duplex/triplex, Ottawa-adjacent rentals, Value-add. Rent rules: High.

Does AssetAvenue cover Canadian income property in Gatineau?

Yes. This desk underwrites Gatineau, QC income property at the qualifying rate, with CMHC and Bank of Canada context where we have it.

Gatineau fourplex and multiplex cap rates

Fourplex and multiplex · Gatineau, QC · cap rates 2.7% - 9.8% · vacancy 1.9%

Market73

Gatineau offers lower entry pricing near Ottawa demand, with Quebec lease rules and local management as key diligence items.

Sources: CMHC Rental Market Survey (October 2024) · Statistics Canada CMA population · Realtor.ca — 13 active listings · Bank of Canada posted rates. Figures are computed estimates — verify before acting.

Duplex/triplexOttawa-adjacent rentalsValue-add

Open the map Open Gatineau deals MLI Select requirements Fourplex vs 5-unit

Average rent: $1,325; CMHC purpose-built · October 2024
Cap rate range: 2.7% - 9.8%; Live listings · 10–90th %ile
Price per door: $86k - $319k; Live listings · 10–90th %ile
CMA population: 374,226; +1.0% YoY · StatCan 2025
Vacancy rate: 1.9%; CMHC RMS · October 2024
Rent rules: High; High regulation risk

Selective market signal

AssetAvenue analysis

Medium confidence

Gatineau screens as a selective market for disciplined Canadian real estate investors. The market should be judged by deal-level DSCR, rent evidence, transfer-cost reserve, and provincial operating rules, not by headline demand alone.

Selective

Screening signals

Location score

71/100

Composite signal from demand, vacancy risk, regulation, affordability pressure, and zoning tailwind.

Rent growth confidence

Medium

Medium investor demand with medium vacancy risk.

Supply pipeline risk

Low

A higher supply pipeline can pressure rent growth and exit cap assumptions.

Zoning tailwind

Limited

Moderate around central nodes

Investor fit

First-time buyer/investor

Probably too complex (53/100)

Needs simpler execution, stronger cash flow, or more lender support.

Developer / advanced investor

Weak fit (38/100)

Only pursue if site-specific zoning evidence improves.

Evidence required

Rent evidence: compare entered rents against $1,450 - $2,050 and current lease roll.
Financing evidence: Cross-border investors should validate Quebec financing and lease assumptions.
Operating evidence: underwrite expenses against 34% - 45% and local insurance/tax quotes.
Policy evidence: High rent-rule exposure. Lease assignments, rent increase rules, and tribunal process should be reviewed before pricing rent lift.

Watchouts

Moderate affordability pressure can limit exit buyers or force more conservative rent assumptions.
High landlord-regulation risk means rent lift should be priced only after lease review.
Tight vacancy trend should be monitored before waiving financing or inspection conditions.
Model transfer duties, notary costs, financing fees, and a reserve for lease/legal review.

Allocation note: Gatineau belongs in the workflow as a market screen, not a blanket buy signal. Advance individual deals only when the property-level memo preserves DSCR, reserve, and evidence discipline.

Market data

CMHC RMS data as of October 2024

Rent by bedroom type

CMHC purpose-built avg · October 2024

Neighbourhood scores

Market score by area

Neighbourhood rents

Average rent per unit by area

Neighbourhood intelligence

Hull

Market73

$1,750 avg rent · medium demand

Best fit: Small multifamily

Central zoning review

Aylmer

Market71

$1,825 avg rent · medium demand

Best fit: Family rentals

Suburban growth

Gatineau sector

Market69

$1,650 avg rent · medium demand

Best fit: Entry duplex

Block-specific

Provincial investor rules

Province: Quebec
Rent regulation: High

Transfer costs: Quebec transfer duties, often called welcome tax

Zoning and open data: Borough or municipal zoning schedules, use classes, heritage overlays, and permit history.

Investor watchouts

Lease and rent-increase framework
Older plex systems
Bilingual documentation and notary workflow

Underwriting benchmarks

Rent range: $1,284 – $1,332; CMHC RMS · October 2024
Cap rate range: 2.7% - 9.8%; Live listings · 10–90th %ile
Price per door: $86k - $319k; Live listings · 10–90th %ile
Vacancy assumption: 1.9%; CMHC October 2024
Expense ratio: 34% - 45%
Rent rules: High
CMHC 1BR rent: $1,284; October 2024
CMHC 2BR rent: $1,350; October 2024

Financing sensitivity: Cross-border investors should validate Quebec financing and lease assumptions. Data sourcing: hover any icon above for methodology. Rent and vacancy from CMHC RMS. Cap rate and price/door computed from 13 live Realtor.ca listings.Remaining benchmarks are editorial estimates. Always confirm with property-level diligence.

Opportunities in Gatineau

13 active listings on Realtor.ca · 6 screened in AssetAvenue

All Gatineau deals

111-113 Rue Champlain · 22-unit multifamily, Gatineau

1 / 12

CMHC / MLI SelectLive

Score75Cap9.8%

111-113 Rue Champlain · 22-unit multifamily

111-113 Rue Champlain

Price

$1,900,000

Units

Cap rate

9.8%

DSCR

1.70x

Rents are estimates — the income score carries a haircut until the rent roll is verified

AssetAvenue Score75/100

Strong pursue · low risk · CMHC/MLI Select fit

Zoning Residential/CommercialCMHC fit 100/100Closing reserve $78,933Rent rules High

Why 75: Rents are estimates — the income score carries a haircut until the rent roll is verified

Open Deal Room

305-307 Boul. St-Joseph · 11-unit multifamily, Gatineau

1 / 12

CMHC / MLI SelectLive

Score75Cap9.1%

305-307 Boul. St-Joseph · 11-unit multifamily

305-307 Boul. St-Joseph

Price

$1,500,000

Units

Cap rate

9.1%

DSCR

1.57x

Rents are estimates — the income score carries a haircut until the rent roll is verified

AssetAvenue Score75/100

Strong pursue · low risk · CMHC/MLI Select fit

Zoning Residential/CommercialCMHC fit 100/100Closing reserve $54,633Rent rules High

Why 75: Rents are estimates — the income score carries a haircut until the rent roll is verified

Open Deal Room

60 Rue de Carillon · 11-unit multifamily, Gatineau

1 / 12

CMHC / MLI SelectLive

Score72Cap10.5%

60 Rue de Carillon · 11-unit multifamily

60 Rue de Carillon

Price

$890,000

Units

Cap rate

10.5%

DSCR

1.82x

Rents are estimates and the modeled 10.5% cap is an outlier — the income score is haircut hard until the rent roll is verified

AssetAvenue Score72/100

Worth reviewing · low risk · CMHC/MLI Select fit

Zoning Residential/CommercialCMHC fit 100/100Closing reserve $33,833Rent rules High

Why 72: Rents are estimates and the modeled 10.5% cap is an outlier — the income score is haircut hard until the rent roll is verified

Open Deal Room

16 Rue Scott · 7-unit multifamily, Gatineau

1 / 12

CMHC / MLI SelectLive

Score72Cap7.2%

16 Rue Scott · 7-unit multifamily

16 Rue Scott

Price

$824,900

Units

Cap rate

7.2%

DSCR

1.25x

Rents are estimates — the income score carries a haircut until the rent roll is verified

AssetAvenue Score72/100

Worth reviewing · medium risk · CMHC/MLI Select fit

Zoning ResidentialCMHC fit 75/100Closing reserve $28,280Rent rules High

Why 72: Rents are estimates — the income score carries a haircut until the rent roll is verified

Open Deal Room

90 Rue Papineau · 8-unit multifamily, Gatineau

1 / 2

CMHC / MLI SelectLive

Score72Cap12.4%

90 Rue Papineau · 8-unit multifamily

90 Rue Papineau

Price

$549,900

Units

Cap rate

12.4%

DSCR

2.14x

Rents are estimates and the modeled 12.4% cap is an outlier — the income score is haircut hard until the rent roll is verified

AssetAvenue Score72/100

Worth reviewing · low risk · CMHC/MLI Select fit

Zoning ResidentialCMHC fit 100/100Closing reserve $20,930Rent rules High

Why 72: Rents are estimates and the modeled 12.4% cap is an outlier — the income score is haircut hard until the rent roll is verified

Open Deal Room

138 Rue Laval · 8-unit multifamily, Gatineau

1 / 3

CMHC / MLI SelectLive

Score67Cap6.6%

138 Rue Laval · 8-unit multifamily

138 Rue Laval

Price

$1,499,000

Units

Cap rate

6.6%

DSCR

1.15x

Rents are estimates — the income score carries a haircut until the rent roll is verified

AssetAvenue Score67/100

Worth reviewing · medium risk · CMHC/MLI Select fit

Zoning ResidentialCMHC fit 65/100Closing reserve $51,897Rent rules High

Why 67: Rents are estimates — the income score carries a haircut until the rent roll is verified

Open Deal Room

Gatineau underwriting questions

What cap rate should I expect on a Gatineau fourplex?: Current screen: 2.7% - 9.8%. From 13 active Realtor.ca listings (10th–90th percentile). A fourplex is conventional financing — MLI Select starts at five units. Confirm NOI from the rent roll; street and condition move the print.
How tight is vacancy in Gatineau?: CMHC purpose-built vacancy is 1.9% as of October 2024. Small multifamily can run tighter or looser than the metro survey.
What strategies fit Gatineau?: Duplex/triplex, Ottawa-adjacent rentals, Value-add. Rent rules: High.
Does AssetAvenue cover Canadian income property in Gatineau?: Yes. This desk underwrites Gatineau, QC income property at the qualifying rate, with CMHC and Bank of Canada context where we have it.