Vermilion Real Estate

Investment analysis platform · Lakeland College student rentals · Vermilion AB · Owners: Toronto · Manager: local

00 · Import a live listing

paste a Realtor.ca link, MLS® number, or address — details are looked up from live public data
No properties saved yet. Import a real listing above, or click + New in the sidebar to enter one manually — every listing you add is saved automatically to your account.

Untitled property

Assessment—
Cash flow / month
$0
Cash-on-cash return
0%
Cap rate
0%
DSCR
0.00
Break-even occupancy — Price / room — Price / sq ft — GRM — 1% rule — Cash to close —

01 · Property & purchase

what you're buying and what it costs to get keys
Legal bedrooms only
45% of Vermilion stock is 1960s–70s
No land transfer tax in AB

02 · Financing

Canadian semi-annual compounding applied
Min 20% non-owner-occupied
Aug 2026: uninsured 5-yr fixed ≈4.4–4.9%; rentals +0.5–1% → ~5.0–5.5% at A-lenders

03 · Income

by the room · Sept–Apr core season
Garage, parking, laundry
8-mo leases ≈ 17–33% · 12-mo ≈ 5–10%

04 · Operating expenses

landlord typically carries utilities in room rentals
Rental + student tenancy rider
8–12% is market

05 · Ownership split

cash in, cash out, per brother
You 50%Brother 50%

06 · Annual operating statement

stabilized year one
No properties saved yet. Go to the Underwrite tab to import a real listing, or click + New in the sidebar.

Return summary

Sensitivity · monthly cash flow

mortgage rate × vacancy — your base case is outlined
Read this before offering: if the deal only works in the top-left corner, it doesn't work.

Five-year projection

cash flow + principal paydown + appreciation
Rural AB is flat-to-modest

Exit analysis · sale at end of year 5

estimates only — confirm with your accountant
Commission + legal
For capital gains estimate (50% inclusion)

Amortization schedule

annual summary, full term
No properties saved yet. Go to the Underwrite tab to import a real listing, or click + New in the sidebar.

Sales comps

recent sold/listed properties — implied value updates live

Rent comps

what rooms actually rent for near campus

Where to pull comps

Ask your cousin first — an operator with multiple local properties knows real achieved rents better than any listing site. For sales: HonestDoor (sold prices, free), Realtor.ca, Zolo, and your buying agent's Pillar 9 MLS access. For rents: Facebook Marketplace and local groups (where Vermilion rooms actually list), Kijiji, and Lakeland College's off-campus housing list — being on that list is also your best marketing channel once you own.

Market snapshot · Vermilion AB

editable — update as you verify locally
Students not needing local rentals

Student housing demand gap

the core thesis

Opportunity

  • Structural bed shortage. ~2,000 students at the Vermilion campus vs. roughly 500 on-campus beds; the college itself warns off-campus rental supply is "limited" and hard to arrange from a distance.
  • Landlord-favourable calendar. Residence is first-year-oriented (mostly double rooms, shared baths); returning students actively seek houses. Move-in is late August — list rooms in June–July.
  • Low entry price, high per-room yield. Average sold ~$258K buys 4–5 rentable rooms; per-door cost is a fraction of any Ontario market.
  • No land transfer tax and low property taxes relative to purchase price improve day-one economics.
  • Local operator on the ground. A related manager who already runs comparable properties removes the single biggest remote-landlord risk.
  • Buyer's-market conditions. Prices softened ~9% year-over-year with rising inventory — negotiating leverage on tired listings.

Risks

  • Single-demand-driver market. Occupancy is tied to one campus's enrolment; a program relocation or enrolment dip hits immediately.
  • Thin resale liquidity. A ~4,000-person town trades few homes; exits can take months and appreciation may be flat or negative — underwrite returns from cash flow, not price growth.
  • Summer vacancy. Sept–Apr academic year leaves May–Aug soft unless you land trades/ag workers or 12-month leases.
  • Student wear & turnover. Higher maintenance, annual re-leasing, damage deposits under Alberta's RTA rules.
  • Regulatory check required. Confirm zoning and maximum unrelated occupants with the Town of Vermilion before waiving conditions; basement bedrooms need code-compliant egress windows.
  • Related-party dynamics. Cousin-as-manager needs a written agreement with market fees — both for CRA deductibility and for the family relationship.

Your market notes

saved with your portfolio
Figures seeded from public sources as of Aug 2026: Zolo/Royal LePage/REW (Vermilion pricing & inventory), Lakeland College (enrolment ~2,000 Vermilion campus, ~500 in residence, Sept–Apr calendar), Statistics Canada via Zolo (population 3,930). Verify current numbers before offering — small-market stats swing on a handful of sales.
No properties saved yet. Go to the Underwrite tab to import a real listing, or click + New in the sidebar.

Due diligence checklist

Buy box · what counts as a good property

every scanned listing is underwritten against these parameters + your Alberta assumption defaults
Comma-separated, Alberta only
Used to underwrite each hit

Market scan

Watchlist

listings you're keeping an eye on — badges update on every scan
How tracking works: each scan pulls currently listed Alberta properties from publicly indexed sources (Realtor.ca snippets, HonestDoor, Zolo, REW, brokerage sites) and diffs them against your last scan — NEW = first time seen, PRICE ▼ = reduced since last seen, GONE = no longer appearing (likely sold or delisted — verify). This is a best-effort snapshot of indexed data, not a live MLS feed; re-scan whenever you sit down to review, and confirm anything actionable on Realtor.ca before offering.

Side-by-side

best value per metric highlighted