In Episode 153 of the REI Hot Seat, Dave and Jacob break down a freshly listed 8-unit mixed-use property in Belleville, Ontario. This one is a standout.

Fully renovated from the inside out, this deal is essentially a “restomod” building: the original structure remains, but the internals have been completely rebuilt with modern systems and full documentation to support it. From engineering reports to permits and inspections, the data room on this property is as strong as it gets.

We dive into what makes this asset unique, including full sub-metering, energy efficiency upgrades, and CMHC readiness. We also break down the commercial component, featuring a strong tenant with a long-term lease and CPI-based rent escalations.

On the numbers side, we unpack a ~6% cap rate, solid debt coverage, and a clear path to stable day-one cash flow with upside.

If you’ve been hesitant about mixed-use, this episode will challenge that mindset. We share real investor experiences, explain why commercial tenants can outperform residential in today’s market, and walk through deal structures like rental guarantees to reduce risk and keep timelines tight.

If you’re looking for a turnkey, high-quality asset with strong fundamentals, this is one you’ll want to understand.

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David Hulshof Instagram: https://www.instagram.com/davehulshof.realestate/

Jacob Campagnaro Instagram: https://www.instagram.com/jacob_campagnaro/

EP 153 – 8-Unit Mixed-Use Deal Breakdown | Fully Renovated, CMHC Ready

00:00 Intro + New Listing Overview
01:00 Belleville Market + Property Breakdown
03:00 Full Renovation + Data Room Deep Dive
06:00 Submetering + Efficiency Upgrades
10:30 Layout + CMHC Eligibility
11:30 Rent Roll + Lease-Up Strategy
13:20 Mixed-Use Investing Insights
15:00 Commercial Tenant + Lease Structure
18:20 Financials + CMHC Financing
22:30 Deal Structure + Rental Guarantees
26:30 How to Access the Deal

DISCLAIMER: THIS EPISODE, AS WITH EVERY EPISODE OF THIS SHOW, SHOULD NOT BE CONSIDERED AS ADVICE. INVESTMENT ADVICE IS NEVER GIVEN ON THIS SHOW. ALWAYS CONSULT A COMPETENT INVESTMENT ADVISOR BEFORE MAKING AN INVESTMENT DECISION.