Volition Meetup - Toronto's Next Hottest Neighbourhoods

@volitionproperties
www.volitionprop.com
Volition Investment Mastermind:
Toronto’s Next Hottest Neighbourhoods!
Why and how to invest there!
June 2021

@volitionproperties
Monthly Meetup Agenda
6:30 - 7:00 pm Online networking (your network is your net worth!)
7:00 - 7:30 pm Volition presentations including market updates and case studies
7:30 - 9:00 pm The main event

@volitionproperties
Who is Volition?

@volitionproperties
Who is Volition?
● Mission Statement: To help people navigate the complex world of real
estate and to be the team who has your back.
● Complete Solution Provider: Everything you need to be successful.
● We Figure It Out For You: Cutting-edge research, analysis, and (more
importantly) synthesis in putting together solutions for the competitive
Toronto market.

@volitionproperties
Who is Volition?
● Credentials:
○ $30M+ personal holdings in Toronto Real Estate (over 50+ doors)
○ Certiﬁed Real Estate Investment Advisors
○ Michael Millenear Real Estate Investing Leadership Award nomination
○ Investor Realtor Awards: Chairman Award, President Award, Top Producer Award
○ Featured on HGTV, REIN, RISE, etc, etc.
○ Expert Speakers on national stages & podcasts
○ ...and more.

@volitionproperties
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Management
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Leasing Services

@volitionproperties
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The Investing Maze
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basically help navigate the difﬁculty of this
investor world!
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Ming’s Market Minute

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Sales Volume

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Average Resale Home Price

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New Listings

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Sales to Listings Ratio

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Volition Market Data

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Volition Metrics - Downtown municipalities

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Volition Metrics - Downtown SF Detached

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Volition Metrics - Downtown Condos

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Volition Metrics - Toronto - Everywhere else

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Volition Metrics - Uptown SF Detached

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The Main Event: Toronto’s Next
Hottest Neighbourhoods!

@volitionproperties
Agenda for Next Hottest Neighbourhood
1. Introduce Filtering Framework
2. Validate & Back-test of Filtering Framework
3. Apply the Filtering Framework & Analyze the results
4. Synthesize into something meaningful and actionable

@volitionproperties
Where do I start?
● There are 158 neighbourhoods in Toronto
● How do you know if Neighbourhood X will grow faster or
gentrify more than Neighbourhood Y?
● What do you look for in a neighbourhood?
● Which factors/features should I look for in a
neighbourhood? (Factor Analysis)

@volitionproperties
The single most desirable
feature when
determining where to
invest…

@volitionproperties
● 10 min walk from dedicated transit station (in Toronto, can be 12 mins)
● 15-20% greater lift in rents and values
● 15-20% insulation from reduction in rents and values
● Always easier to rent out, attracts more prospects, attracts
better tenant proﬁles, pick and choose your tenants.
● Provides an Investment Heat Map of Toronto
● Transit is NOT the only story. Still needs Gentriﬁcation &
to align with the Volition Biz model.
● Hierarchy of Transit : Subway > Light Rail Transit (LRT) >
Streetcar > Union Pearson Express (UP) > GO train.
Why Transit? (review for old Volition investors)

@volitionproperties
That is still too many stations? How do I narrow
it down?

@volitionproperties
Filtering Framework: Transit Considerations for
Next Hottest Neighbourhood (New Stuﬀ!)
● Focus on new transit stations
● Early or anticipated gentriﬁcation / city master development plans
● Transit is good. Intersection of transit is better.
● Fits the Volition Investment Biz Model

@volitionproperties
New Transit
Stations
Gentrification &
Planned
Development
New Transit Hubs
(Intersection of
Lines)
Fits Volition
Investment Biz
Model
Toronto
Neighbourhoods
(158)

@volitionproperties
Validation of Filtering Framework
(Back Testing: Yonge/Sheppard)
❒ Focus on new transit stations
❒ Transit is good. Intersection of transit is better.
❒ Early or anticipated gentriﬁcation / city master development plans
❒ Fits the Volition Investment Biz Model

@volitionproperties
New Transit
Stations
Fits Volition
Investment Biz
Model
Toronto
Neighbourhoods
(158)
Gentrification &
Planned
Development
New Transit Hubs
(Intersection of
Lines)

@volitionproperties
✔ Focus on new transit stations
✔ Early or anticipated gentriﬁcation / city master development plans
✔ Transit is good. Intersection of transit is better.
✘ Fits the Volition Investment Biz Model

@volitionproperties
● Sheppard Line was finished in 2002 (took 8 years to build)
● “From its opening in 2002 to 2014, the Sheppard line spurred over $1
billion of construction of new housing”
● Development of Yonge/Sheppard into 1 of 3 City Centres in Toronto
● QED (proof proven!)
○ Illustration of transit & gentrification combining forces to drive real estate values
faster than average (and continues to outpace even after opening of transit)
○ (NOTE: We are NOT saying Yonge/Sheppard is a good neighbourhood to invest in (i.e.
didn’t pass the last filter))
1994 2002
Growth
(1994-2002) 2021
Growth
(2002-2021)
Annual Compounded
(1994-2021)
Willowdale Bungalow $312,221 $484,030 155% $2,172,300 449% 7.5%
Toronto Single Family $208,921 $301,856 144% $1,046,416 347% 6.1%

@volitionproperties
(Fun Fact: # of houses worth over $1.5M in 1994
in ALL OF TORONTO: 24 )

@volitionproperties
Toronto’s Next Hottest
Neighbourhood:
Applying the Framework

@volitionproperties
New Transit
Stations (60)
Fits Volition
Investment Biz
Model
Toronto
Neighbourhoods
(158)
Gentrification &
Planned
Development
New Transit Hubs
(Intersection of
Lines)

@volitionproperties
New Transit
Stations (60)
Fits Volition
Investment Biz
Model
Toronto
Neighbourhoods
(158)
New Transit Hubs
(Intersection of
Lines)
Gentrification &
Planned
Development (8)

@volitionproperties
New Transit
Stations (60)
Fits Volition
Investment Biz
Model
Toronto
Neighbourhoods
(158)
Gentrification &
Planned
Development (8)
New Transit Hubs
(Intersection of
Lines) (5)

@volitionproperties
New Transit
Stations (60)
Fits Volition
Investment Biz
Model (2)
Toronto
Neighbourhoods
(158)
Gentrification &
Planned
Development (8)
New Transit Hubs
(Intersection of
Lines) (5)

@volitionproperties
● Need a full-day Masterclass to explain it!! In a nutshell:
○ Area: Downtown Toronto, nearby residential neighbourhoods, near transit, early or
anticipated gentrification / city development plans.
○ Tenant Profile: Professional, educated Millennials/Gen Z working in Downtown, Transient
○ Types of Properties: Duplex/Triplex/Fourplex (occasionally condos and precon)
○ Investment Strategy: Turnkey, Light Renos, Add Secondary Suite, Legal Multi Conversion,
Laneway Suites
○ Result: Higher-growth, Lower-headache, Risk-mitigated, Cashflowing, Longer-term holds,
BRRR potential, Portfolio Growth via the Multiplier Effect
● This is the What ☝
● Why, When, Who, Where, How… you’ll need to come to Masterclass 2022!
○ Or sign up for a membership on our website to access our Masterclass 2021 for
a full 6hrs of content to kickstart your investing in Toronto
Filter: What is Volition’s Investment Biz Model?

@volitionproperties
Filter: Volition’s Investment Business Model

@volitionproperties
Toronto’s New Subway Line!!
● Name: “Ontario Line”
● Runs from: Science Centre to Exhibition
● Transit Access: 255,000 more people
within walking distance to transit
● Job Access: 57,000 more jobs accessible
in 45 minutes or less
● Transit Congestion Reduction
○ Yonge/Bloor station: 22% reduction
○ Eglinton station: 16% reduction
○ Union station: 14% reduction
● Planned Completion: “2027” (haha)
● This is a big deal!!

@volitionproperties
Evolution of Subway Line...
● Previously: Downtown Relief Line
● Now: Ontario Line
● Changes:
○ Extended north
○ Extended west
○ Route changed
○ Station locations changed
○ Some track areas above ground now
● Only invest after shovels hit the
ground!! Changes can and will
happen!!

@volitionproperties
Ontario Line Timeline

@volitionproperties
Simpliﬁed & Integrated View of Transit Map

@volitionproperties
Neighbourhoods to Evaluate

@volitionproperties
Neighbourhood 1:
East Harbour & Riverside

@volitionproperties
East Harbour

@volitionproperties
Ontario Line: Pape Station
Ontario Line: Gerrard Station
Ontario Line: Leslieville Station
Ontario Line: East Harbour Station
Boundary
Development
Future Station
East Harbour

@volitionproperties
What we like
● East Harbour: 38-acres just east of downtown, including 9-acres of green space and 10
million sqft of commercial zoned development (for reference, Yorkdale is 2 million sqft)
● Slated for ofﬁces, hotels, retail, institutional, cultural. NOT Residential (under debate).
● Plans to accommodate 50,000+ jobs
● As a transit-oriented community, it’s expected to become the city's second busiest
transit hub, “Union Station of the East”, with signiﬁcant connections to local and regional
transit - TTC, GO Train and the future Ontario subway line

@volitionproperties
Revival Film Studio
(“Provincially Signiﬁcant Protected
Employment Zone” all the way to Leslie)
Considerations
23 Lewis Street
Eastern Ave and Booth Ave
Queen St and Booth Ave

@volitionproperties
Revival Film Studio
Considerations
23 Lewis Street
Eastern Ave and Booth Ave
Queen St and Booth Ave

@volitionproperties
254 Logan Ave
Property Tour

@volitionproperties
254 Logan Ave
Property Tour
Full video walking tour
is available on

@volitionproperties
23 Lewis Street
4Plex + Laneway proposal: ...along rooftop deck and with removal of 2 massive trees
and asking for 10 minor variances!!
Submitted: Jul 2020
COA Date: Feb 17, 2021 (but then deferred indeﬁnitely)
Roadblocks: Neighbourhood uproar… basically everyone was opposed to it.
Volition’s Take: Overly Aggressive!!
Future Meetup Topic: ???

@volitionproperties
Considerations:
● Have to be selective
○ Specific areas are still in the midst of transition and isn’t quite
there yet
● Limiting characteristic of homes
○ Generally narrow lots :(
● Medium-to-long term hold
○ Rents & transit & gentrification are still forthcoming
● Neutral or slightly negative cashflow
○ Ways to offset: renovate to boost rents, slightly higher
downpayments, build laneway suites
● Gentrification may or may not happen… but we think
it will.
● NOTE: Transit does not ALWAYS drive great places
to invest.

@volitionproperties
Business model for this area
● Turnkey Duplex/Triplex
○ E.g. Upcoming Case Study: 19 Lewis
● Multifamily Conversion and/or Laneway Suites
○ Only for the few properties that it makes sense (wider
lots, laneways, etc.)
● Condos/preconstruction options:
○ Wonder Condos
○ The Logan Residences
○ Riverside Square

@volitionproperties
Evaluating: East Harbour
✔ Fits the Volition Investment Biz Model… (properties do ﬁt, but very far
& few between)

@volitionproperties
East Harbour & Riverside Case Study:
Turn-key Triplex

@volitionproperties
Location
19 Lewis Street

@volitionproperties
Case Study: Turn-key Triplex
● Multi-family long-term hold at Eastern and the DVP
● Vacant, turn-key property listed as 3-self contained units on MPAC
● The house:
○ 2nd - 1 bed, 1 bath, walkout to private balcony
○ Main ﬂoor - 1 bed, 1 bath, walkout to private deck
○ Basement - studio, 1 bath, walkout to private patio

@volitionproperties
Case Study: Turn-key Triplex
What We Liked
● Located minutes from East Harbour
● Listed as 3-self contained units on MPAC which assists with mortgage
qualification
Considerations
● Longer term hold may be necessary (i.e. 10 years due to the finishing of
East Harbour)
● Growth could outpace, by how much...? Not an exact science.
● Area could have lower entry point for a freehold (but with
tighter/neutral cashflow)

@volitionproperties
Case Study: Turn-key Triplex (Higher Potential)
19 Lewis (near East Harbour) Higher cashflow property elsewhere
in Toronto
Sold Price $1,350,000 $1,350,000
Initial Investment
(20% dp + closing costs)
$320,925 $320,925
Market Rents $5250/month ($1900, $1850, $1500) $5750/month ($2100, $2050, $1600)
($500 more!)
Cashflow $364/month $864/month
Rent Growth:
Appreciation:
5%
7%
3%
5%
10yr Cashflow:
10yr Mortgage Paydown:
10yr Appreciation:
10yr Total Return:
$194,344
$299,186
$1,305,654
$1,799,184
$192,944
$299,186
$849,008
$1,341,138

@volitionproperties
Neighbourhood 2:
Dovercourt-Wallace-Emerson-Junction (Triangle)

@volitionproperties
Dovercourt-Wallace-Emerson-Junction
(Triangle)

@volitionproperties
What we like
Bloor-Lansdowne GO Station
(Barrie Line)
Dufferin Mall Development
Galleria Development
Subway
Streetcar
UP Express
GO Train
Development
Future Station
1319 Bloor W Development

@volitionproperties
Galleria On The Park – Duﬀerin & Dupont
● 8-acre park
● 8 residential buildings home to 6,000+ residents
● 300,000 sq ft of retail space + 20,000 sq ft of ofﬁce space
● MASSIVE PLANNED COMMUNITY!!

@volitionproperties
Bloor-Lansdowne GO + Condo Development
● Condo community to be built with an integrated GO Train station!!
● Direct access to Union Station.
● Still in the planning stages… but something to follow.

@volitionproperties
Duﬀerin Mall (“really”)
● Mall to be extended
● 1,135 purpose-built rental units are proposed (4 towers)
● 1,561 square metre public park
● 11,639 square metres of retail uses
● Streetscape improvements along Dufferin and Croatia streets.

@volitionproperties
Other Considerations
Value Village & Strip Club on Bloor
TONS OF CONDO DEVELOPMENTS
ALONG DUPONT!!
Auto body shops along Dupont
Industrial area along Dundas W

@volitionproperties
The business model
● This area already works and Volition Investors already invest here!!
● Volition’s well established business model in this area is getting a
BOOST!
● Incredibly versatile area that supports numerous investment
strategies
● Turn-key, light cosmetic renovations, major guts, conversions and
laneways are all possible

@volitionproperties
Evaluating:
Dovercourt-Wallace-Emerson-Junction (Triangle)
○ For an already established area, TONS of stuff is still happening here!
✔ Fits the Volition Investment Biz Model
○ Low-risk, high-return investment area!
○ Our target tenant proﬁle already wants to live here!
○ The ﬁnancials already work here!

@volitionproperties
Case Study:
Triplex Conversion + Laneway

@volitionproperties
Location
Subway
Streetcar
UP Express
GO Train
Development
Future Station
211 St. Helen’s Ave

@volitionproperties
Case Study: Triplex Conversion + Laneway
● Multi-family conversion candidate for long-term hold (Bloor / Lansdowne)
● BRRRR: Buy, reno, rent, refi, and repeat
● Main house:
○ 2nd and 3rd floor - 3 bed, 1.5 bath
○ Main floor - 2 bed, 1 bath
○ Basement - 1 bed, 1 bath
● Laneway house: 2-storey, 1,400 sqft

@volitionproperties
What We Liked
● Great lot - 25’ x 120’, wide and ideal for laneway suite
● Detached - no party (shared) walls to deal with
● 3rd floor to create a larger 3 bedroom unit
Considerations
● Not a beginner project! Capital intensive, long construction period
● Gentrifying neighbourhood, so the ARV may be less than acquisition +
renos upon refi
● Laneway houses are new and difficult for appraisers and FIs to value

@volitionproperties
Case Study: Laneway
Potential to build 1,400 sf 3 bed, 1.5 bath laneway
suite over two storeys
Floor Plan Credit: Lanescape

@volitionproperties
Sold Price $1,566,000
Initial Investment
(20% down payment + closing costs)
$373,521
Length of Reno 16 - 18 months
Cost of Reno $525,000 (main house) + $400,000 (laneway house) = $925,000
Rents after Reno $10,650 (Main house: $1,600, $2,600, $3,150 + laneway: $3,300)
After-Repair Value (ARV) $2,400,000
After Reno + Reﬁ Cashﬂow
(30-year amortization @ 1.75%)
$2,699

@volitionproperties
5 neighbourhoods with
Transit + Gentriﬁcation

@volitionproperties
Evaluating
❒ Focus on new transit stations
❒ Transit is good. Intersection of transit is better.
❒ Early or anticipated gentriﬁcation / city master development plans
❒ Fits the Volition Investment Biz Model

@volitionproperties
Evaluating

@volitionproperties
Future Transit Stations of Interest: Exhibition
- Currently: GO station
- Future: Transit Hub between GO and Subway (Ontario Line)
- Serve: Parkdale & Liberty Village dwellers
- Transition point for: Hamilton/Niagara GO riders to Subway
(alleviating Union Station by 14%)

@volitionproperties
Future Transit Stations of Interest: King & Bathurst
- Currently: Streetcars
- Future: Subway station (Ontario Line). NE/SE entrances are
connection point to Streetcars.
- Alleviate King Streetcar: Toronto’s BUSIEST STREETCAR LINE
- # of households w/o cars: 9,000

@volitionproperties
Future Transit Stations of Interest: Queen & Spadina
- Future: Subway station (Ontario Line). NE/SW entrances are
connection point to Streetcars.
- Jobs: 42,200 projected for the area by 2041
- Dwellers: 22,800 will live within 10min walk

@volitionproperties
Future Transit Stations of Interest: Front & Spadina
- Currently: Streetcar
- Future: GO train station (Barrie GO Line) with
connections to Streetcar. Linkages to surrounding
roads including Front, Spadina, and Bathurst(?)
- Development: Lots more proposed new ofﬁce and
residential towers (The Well, etc.)

@volitionproperties
Future Transit Stations of Interest: King & Liberty
- Future: GO train station (Kitchener GO Line).
North side of King, between Joe Shuster Way and
Sudbury with connections to Streetcar.
Development:

@volitionproperties
Evaluating:
○ NOTE: Transit risk is still very prevalent. Don’t invest if your business model REQUIRES a transit station
to be built.
○ Already insanely popular for Professional Millennials
○ Even more is planned for these areas to turn them into thriving communities
○ Exhibition: Transit Hub between GO and Subway
○ Others: Connections to Streetcar
❓ Fits the Volition Investment Biz Model
○ Great areas! But areas are mainly condos, not houses.
○ Business model doesn’t work for houses. But, on exception basis, the occasional freehold works (i.e.
Legal Triplex conversion near King/Bathurst).
○ Condos MAY work, but may be neutral/negative cashﬂow or need bigger downpayment.

@volitionproperties
WARNING:
Speculation ahead!!!

@volitionproperties
Neighbourhood 3:
Mt. Dennis

@volitionproperties
What we like
● Future Access to Major Transit - Mount Dennis
Station
a. Lots of intersections of major transit
i. Eglinton LRT
ii. UP Express
iii. GO Train (Kitchener Line - All Day,
Two Way)
iv. Major TTC Bus Terminal
b. Ground is actually broken and funds are
committed

@volitionproperties
What we like
● Properties for conversion to legal duplex and triplex
● Some properties with laneway suite potential

@volitionproperties
Risks we’re watching
● Tenant proﬁles
● Gentriﬁcation indicators
○ Retail deadzone currently
● Rents and Purchase Price
○ Do the Volition business models apply here?
○ Are there new models that work in this area?
● Timelines
○ Ground is broken, but has suffered lots of delays
○ Will the neighbourhood actually change?

@volitionproperties
Evaluating:
○ Definitely being built. Transit risk is mitigated.
❓ Early or anticipated gentrification / city master development plans
○ Will it actually gentrify?
✗ Fits the Volition Investment Biz Model
○ Currently, does not fit Biz Model.
○ Generally speaking, it’s too far from downtown core and doesn’t attract the tenant
profile we aim for.
○ But we will continue to watch this area to see if it starts changing

@volitionproperties
Neighbourhood 4:
Science Centre

@volitionproperties
What we like
● Currently: NOTHING! (Science Centre
Crosstown Station is being built).
● Future: Transit Hub between Crosstown &
Subway (Ontario Line)!
● What’s Here: NOTHING! Mainly commercial
and light industrial. But not even good
commercial: Celestica, Real Canadian
Superstore, industrial park. Not walkable. No
retail. Deﬁnitely not a community...yet.

@volitionproperties
West South
East
North
THERE IS NOTHING HERE!!
(Corner of Eglinton & Don Mills)

@volitionproperties
What we like
● What WILL Be Here: Celestica has been
demo’d. “Wynford Green” will take its
place – a 60-acre Master Planned
Community with Residential, Retail, Ofﬁce,
& Public Space. Science Centre
Station is here!
North
West

@volitionproperties
Nearby Stuﬀ:
-Flemingdon Park Station
-Not a lot of existing
low-rise residential (mostly
lower-income apartment
buildings)
Future Master Planned
Community (led by Aspen
Ridge, Lifetime, Diamond,
Context). 4600 residential
units.
Nearby expensive
neighbourhoods!
Nice Amenities:
-Aga Khan Museum
-Shops at Don Mills
-Sunnybrook Park
-Edwards Gardens
Useless Commercial
& Industrial Parks

@volitionproperties
Risks we’re watching
● Tenant profiles
○ Currently lower-income demographic (esp in
Flemingdon Park)
● Gentrification indicators
○ Lots is planned that will completely change the
area… but will it come to fruition?
● Rents and Purchase Price
○ Do the Volition business models apply here?
○ Are there new models that work in this area?
● Only the NW corner to gentrify…? NE corner is
RCSS and industrial parks. SE corner already has a
few office buildings. SW corner is green space &
Science Centre parking lot.

@volitionproperties
Evaluating:
○ Definitely being built. Transit risk is mitigated.
❓ Early or anticipated gentrification / city master development plans
○ Lots is planned for this area (Master Planned Community – “Wynford Green”). Close
to very expensive neighbourhoods (just east of Leaside and Sunnybrook, etc.)
○ Intersection of Ontario Line and Eglinton Crosstown!
○ Direct access to downtown!
✗ Fits the Volition Investment Biz Model
○ Currently, does not fit Biz Model.
○ Our tenant profile currently doesn’t want to live here.
○ Condos are going up around here, not a lot of freehold around here.
○ Don’t know if the financials will work in this area.
○ But we will continue to watch this area to see if it starts changing.

@volitionproperties
Summary

@volitionproperties
Summary
East Harbour Dovercourt-Wallace-Em
erson-Junction
Front/Spadina
Queen/Spadina
King/Bathurst
King/Liberty
Exhibition
Mount Dennis Science Centre
New Transit Station
Planned
Gentrification
Transit Hub
Fits Volition Biz
Model

@volitionproperties
Now what?

@volitionproperties
Sign Up for Advisory!
● Sign up for a complimentary Advisory
Consultation session
● We will help you determine
○ Where you are at
○ Where you want to go
○ Help you build a customized plan to get there
● Fill out the form (link in chat) or send us an
email at info@volitionprop.com to schedule a
session!

@volitionproperties
July Investors Mastermind with THE Property Guy!
Date: Wednesday, July 21 from 7:00 - 9:00 pm
RSVP: Meetup.com/Volition

@volitionproperties
THANK YOU!

Volition Meetup - Toronto's Next Hottest Neighbourhoods

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