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Movies for commercial real estate nerds | RENX – Real Estate News EXchange

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After a hard day of knocking on doors and grinding out deals, how do commercial real estate agents relax? By sitting down and watching films about our industry like the nerds we are.

Or is that just me?

Here are a few I recommend checking out . . .

There’s no Place Like This Place, Anyplace

“Funny thing about our store, we seem to break all the rules of good business. But the customers seem to love it.” 75 minutes, streaming on CBC Gem  (2020) Trailer

This new documentary reflects on the sale of Toronto’s Honest Ed’s department store and the surrounding properties known as Mirvish Village. Named after owner Ed Mirvish, Honest Ed’s opened in 1948 and closed at the end of 2016.

IMAGE: A screengrab from the trailer for the Ed Mirvish / Honest Ed's documentary There's No Place Like This, Anyplace.

A screengrab from the trailer for the Ed Mirvish / Honest Ed’s documentary There’s No Place Like This, Anyplace.

The store was infamous for marketing stunts and was grossing around $14 million annually by 1968.

Mirvish started buying up real estate around the department store for expansion, while offering affordable commercial and residential rentals to the arts community.

By the mid-’90s, however, Honest Ed’s was becoming a retail victim to Walmart and the entry of other big-box retailers into the market.

After Mirvish’s passing in 2007, his son took over operations and ultimately sold the real estate to a Vancouver developer. The sale of the store and surrounding properties was not originally met with praise.

While some tenants found new homes, many businesses in Mirvish Village were unable to find comparable lease rates and ultimately ended up shuttering their doors.

It’s no surprise that in one of North America’s fastest-growing cities, progress can often mean the displacement of one population for another. It’s not often that emotion is tied to commercial real estate, but this documentary really puts that into perspective.

The Founder

“You’re not in the burger business, you’re in the real estate business.” 115 minutes, streaming on Netflix (2016) Trailer

This fictionalized tale explains the birth of the McDonald’s franchise restaurant empire.

Ray Kroc, played by Michael Keaton, credited himself with taking the McDonald brothers’ burger stand and growing it into the model we see today.

I won’t give the plot away, but let’s just say Kroc figures out what many of us know: sometimes it’s better being the landlord than the tenant.

The movie takes a few liberties and of course tightens the actual timeline, but for the most part it’s fairly factual.

Fun fact: When Ray Kroc died at the age of 81 in 1984, he was worth $200 million. The McDonald brothers did not see any of the real McDonald’s wealth, as Kroc bought them out of their pittance shares in 1961.

Glengarry Glen Ross

“Coffee is for closers.” 96 minutes, streaming on YouTube and Apple TV (1992) Trailer

This movie is adapted from a David Mamet play and follows real estate agents using dubious sales tactics to sell undesirable land for development. Jack Lemmon plays the main character, Shelley (The Machine) Levene.

Every fabled brokerage has a version of The Machine: a top producer down on his luck, his rising star now faded.

The Machine is working against the stacks. Not only is he selling a sub-standard opportunity, but he also believes management no longer has his back.

The film offers insight into the ego and competition that is truly part of our environment. While the movie is an exaggerated version of daily real estate duties, I think it should be required viewing for those coming into the industry.

As well, if you’ve seen the movie, you’ll understand my frustration ICR has yet to offer up a Cadillac El Dorado as part of a sales competition.

Honourable mentions

Class Action Park – 90 minutes, streaming on Crave (2020) Trailer

I love talking about this movie. The most interesting real estate takeaway is how the land lease of the park evolves into insurance fraud.

The Queen of Versailles – 100 minutes, streaming on YouTube (2012) Trailer

This documentary follows timeshare real estate tycoon David Siegel during the fallout of the 2008 recession as he and his wife Jackie try to build a 90,000-square-foot super-mansion. We witness Siegel orchestrating a juggling act to keep all his real estate balls in the air.

I’m always looking for suggestions, did I miss your favourite commercial real estate-related flick?

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Vancouver real estate: buyer takes $7 million lot next to $13 million Shaughnessy mansion of Huawei's Meng Wanzhou – The Georgia Straight

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A buyer has purchased a $7 million property next to the Vancouver mansion of Canada’s most famous detainee.

The lot-only sale happened at 1625 Matthews Avenue in the posh neighbourhood of Shaughnessy.

The property sits adjacent to 1603 Matthews Avenue, where Meng Wanzhou lives under house arrest.

Wanzhou, chief financial officer of Chinese telecom giant Huawei, faces possible extradition to the U.S.

Meng was arrested at the Vancouver International Airport on December 1, 2018 on a U.S. warrant.

Her arrest sparked an international row.

Meng is reportedly scheduled to be back in B.C. Supreme Court on Monday (October 26).

Meng has proclaimed innocence on fraud charges alleged by the U.S. in connection with American sanctions against Iran.

China has taken into custody a number of Canadian citizens following Meng’s arrest.

They include Michael Kovrig, a diplomat on leave, and Michael Spavor, a businessman.

The 2020 assessment of Meng’s luxury property at 1603 Matthews Avenue comes to $13,647,000 for both lot and home.

The home of the U.S. consul general is found on the same street.

Real estate sites fisherly.com and Zealty.ca tracked the October 19, 2020 sale of 1625 Matthews Avenue.

According to the listing by RE/MAX Masters Realty, the property was “priced (lot only) to sell”.

It comes with development and building permits approved by the City of Vancouver for the construction of a new luxury home.

RE/MAX Masters Realty listed the property on September 23 for $7,980,000.

Another agency, Royal Pacific Realty Corp., previously tried to market the lot.

The previous listings by Royal Pacific were as follows: August 21, 2020 for $8,880,000; June 9, 2020,

$10,998,000; April 30, 2019, $12,680,000; and April 29, 2019, $12,380,000

Vancouver journalist Bob Mackin wrote about the $12,380,000 listing for 1625 Matthews Avenue.

On May 9, 2019, Mackin reported that the “existing two-storey, five-bedroom white mansion with an indoor pool” on the lot “is boarded up”.

He also noted a car without licence plates “parked on the unkept lawn”.

“You could always pitch a tent for the time being or build a shelter from a pile of wood,” Mackin suggested.

At the time, the owner was waiting for the approval of a development permit for a new home construction.

“Since May 9, 2016, the example of mid-1970s faux Roman architecture has been in the name of self-described homemaker Jing Zhao,” Mackin wrote.

“A homemaker? Fancy that!” Mackin added.

A sales history compiled by Zealty.ca shows how the property changed hands over a number of years.

It sold for $4,520,000 on March 17, 2010.

The property sold again on February 6, 2016. The purchase price was $9,500,000.

According to B.C. Assessment, the lot of 1625 Matthews Avenue measures 73.5 feet by 223.18 feet.

The lot’s 2020 assessment as of July 1, 2019 totals $6,950,000.

The home on the lot has a value of $614,000.

According to fisherly.com, the home has five bedrooms, seven baths, and two kitchens.

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Real estate lobbyists are pushing to cut the land transfer tax – NOW Toronto

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Developers want to import a U.S. tax break called “opportunity zones” to Ontario


Real estate lobbyists want the provincial government to roll back the land transfer tax and introduce so-called “opportunity zones” in Ontario, but some politicians are calling the ideas pandemic opportunism.

The Ontario Real Estate Association (OREA) wants Doug Ford’s government to give home buyers a six-month holiday from the Ontario and Toronto Land Transfer Tax (LTT), along with other incentives it argues will stimulate Ontario’s economy during the COVID-19 crisis.

One of those incentives is opportunity zones, which you might have heard mentioned in the last debate between U.S. presidential candidates Donald Trump and Joe Biden. That tax break has been adopted stateside and embraced by Democrats and Republicans alike.

“In the last economic downturn we had it was real estate that helped keep Ontario’s head above water,” OREA CEO Tim Hudak tells NOW. He describes how incentivizing home sales will help Ontario weather the economic impact of COVID-19.

“Our national association estimates that for every home bought, there are about $90,000 in spinoff expenditures. That could include [spending on] new furniture, appliances, renovation projects, moving and the list goes on and on,” he adds.

Parkdale-High Park city councillor Gord Perks isn’t buying it, and calls the proposition a disingenuous cash grab that takes advantage of COVID-19 fears.

“Tim Hudak is paid by a bunch of people who get rich off land speculation,” Perks says. He explains that the OREA’s proposals are meant to help turn a bigger profit for billionaire investment portfolios hovering over real estate in Toronto, the golden horseshoe and areas like Owen Sound or Orillia.

“What he’s doing here is helping rich people get richer by destroying the quality of life for people who live in Ontario.”

The OREA, the Toronto Regional Real Estate Board (TREBB) and others will be meeting with Ontario MPPs to discuss the measures, Hudak says.

In their report, Rebuilding Ontario: A Framework For Recovery, the OREA makes 15 recommendations, including a time-limited municipal grant to fund planning and development staff. The goal is to expedite approval timelines for buildings under construction. And they call on the government to bring back a Home Renovation Tax Credit.

They hope the Ontario government can incorporate the recommendations in the November economic update or the spring budget report.

What a Land Transfer Tax holiday would mean for Toronto

After Ontario empowered city hall with new revenue tools in the City Of Toronto Act in 2007, former Mayor David Miller introduced Toronto’s Land Transfer Tax and the Vehicle Registration tax. Among revenue options that were being researched at the time, Perks says they “emerged as cheap to administer, fair and worth doing.”

On a $1-million home, Toronto buyers pay provincial and municipal LTT of roughly $33,000. That figure comes to a quarter less for first-time home buyers after rebate.

The OREA wants a six-month Ontario and Toronto Land Transfer Tax holiday on a home’s first $600,000. It also recommends the LTT rebate for first-time home buyers be increased from $4,000 to $6,000. According to Altus Consulting Group, these changes would add more than 32,000 homes to the Ontario real estate market supply.

“When more homes are purchased that means that more jobs are created not only in real estate but also in the broader economy,” says Hudak.

The real estate sector considers the Land Transfer Tax prohibitive. They say it discourages homeowners who are looking to upsize or downsize according to their needs. People living in starter homes refrain from trading up to a bigger property, meaning there’s one less affordable house in the market. And empty nesters are discouraged from putting their property on the market.

I wonder whether in the Toronto real estate market, a tax break would only fuel house prices to rise further. Incentives like plunging mortgage rates tend to encourage buyers to spend more, making the Toronto real estate market scalding hot.

“What this does is bring in more housing supply,” Hudak reiterates, getting to the heart of Toronto’s affordability issue.

But the city of Toronto relies on the LTT to partially fund services. At a time when the city is facing a $1.3 billion shortfall this year, Perks says now is not the time to cut the tax.

Lawvin Hadisi, Mayor John Tory’s press secretary, points out in a statement to NOW that the city is also facing a projected $1.5 billion shortfall for next year.

In an email to NOW, Hadisi gives no indication that the city would entertain a municipal LTT holiday, especially since Toronto “cannot raise property taxes beyond the rate of inflation at a time when people are already facing economic hardship.”

“The OREA proposal seems focused on the provincial Land Transfer Tax and that would be a decision for the province,” she adds. “But it is important to note that Toronto and the GTA real estate market has remained strong despite the impact of the pandemic.”

The city was projected to collect $800 million in revenue from the LTT in 2020, Perks notes. Even with the pandemic slowing down transactions, it will bring in roughly $630 million.

“A six-month holiday would cost us $400 million,” says Perks. “It’s a staggering amount of money for the city of Toronto to lose. Everything that people rely on to survive during the pandemic – efforts to house people, run a transit system and provide childcare – would be dramatically impacted.

“Mr. Hudak is trying to make the rich get richer by devastating the ability of government to deliver essential services in the middle of the worst crises we had in a century,” Perks adds.

“Nobody is building faster than Toronto”

Perks believes the OREA is making up a problem that doesn’t exist to facilitate land speculators.

“Guys like Hudak try to convince people that we’re not building enough,” he says, adding that there is more construction in Toronto than anywhere else in the continent. “And the reason we’re not building enough is because there’s all kinds of taxes and fees. He’s wrong on both counts.”

According to Better Dwelling’s Crane index, Toronto had 124 cranes in the sky in Q3 2020, more than any other major city in North America. Seattle came in second with 43.

Even during the pandemic, Toronto’s Land Transfer Tax is bringing twice what it did 10 years ago ($279 million), an indication that real estate is booming.

Perks adds that the only limitation on construction is the price of steel, which is around $700 per net tonne according to Stelco Holdings, Inc. Supplies can’t keep up with the construction in Toronto.

“That’s what sets the ceiling of how much we can build: materials and trained trades people. And we’re always bouncing off that ceiling.”

Opportunity zones in Ontario

The OREA also wants to bring a tax break called opportunity zones to Ontario. The practice involves identifying areas with high rates of poverty or at-risk populations, and then luring investments to those areas.

The idea was proposed in the U.S. by a group of senators, including Cory Booker, and became law in 2017 as part of President Donald Trump’s sweeping changes to the U.S. tax code.

“It’s one of the rare things that Democrats and Republicans both agree on,” says Hudak.

Napster co-founder and former Facebook president Sean Parker is responsible for opportunity zones in the U.S. His lobbying organization, Economic Innovation Group, came up with the tax break.

A New York Times report describes opportunity zones as “a once-in-a-generation bonanza for elite investors.”

The tax break allows investors to delay paying capital gains taxes on stocks and other investments as long as they spend the money on government-certified opportunity zones. They can then avoid paying federal tax on development projects, like luxury apartment buildings and hotels. Critics say the “high-risk” communities see little benefit, while investors see high returns.

In Toronto, an opportunity zone sounds a lot like Regent Park or Villaways, areas that shipped out residents living in public housing to make way for condos serving a new community.

Perks believes that land speculators will have a hand in deciding what areas in Ontario should be classified as opportunity zones.

“[Hudak] will have been advised where ‘there’s gold in them thar hills,’” says Perks. “Go dig it out and who cares what the consequences are for the people who live there.”

He assumes the developments will target locations that are estimated to be valuable in a decade, as if working with a treasure map. If the OREA asks for reduced red tape and funding to expedite approvals, Perks warns the Planning Act could be undermined. The act ensures developers don’t build something completely uninhabitable as fast as possible.

“Nobody wants to live in poverty,” says Hudak, when I question how an opportunity zone would be deployed. “People want job opportunity. And the government through its zoning policies can ensure that the housing that will come along with it can be affordable. You want to have a mix obviously of affordable homes, entry level homes, rentals and social housing.

“This is really a job creation initiative. It’s focused on helping existing businesses there grow and new businesses to invest and put people on payroll. And obviously there’s spinoffs on the housing side. But you need to make sure there’s affordable housing when developing these areas.”

NOW reached out to Ontario Housing Minister Steve Clark’s office for comment. A rep directed us to the government’s More Homes, More Choice action plan, which is very much in line with the OREA’s goal. The plan includes measures like cutting red tape and doing away with rent control to entice more construction.

In a statement to NOW, MPP Sara Singh, the NDP’s housing critic, said the province should emphasize non-profit and co-op housing and strengthening inclusionary zoning regulations.

“I look forward to reviewing OREA’s proposals,” she said. “In the meantime, I’m extremely concerned about the lack of opportunity for young families to get into a home they can afford. We need to look at proposals including funding the construction of non-profit and co-op housing, seed money for co-op bid development and making inclusionary zoning regulations as effective as possible.

“We need to look at options that are proven to support home-ownership like laneway developments,” she adds. “And we need to properly crack down on speculators – including domestic speculation.”

@justsayrad


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Toronto Real Estate: Rental Prices Continue to Go Down – RE/MAX News

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The Toronto real estate market has a reputation for being hot! Jam-packed with amenities, there are so many reasons why homebuyers and renters flock to this dynamic, metropolitan city.

Yet, the COVID-19 pandemic has caused shifts for some parts of the market. For instance, no longer are certain segments eager to rent in the Toronto market, leading to sliding rental prices. Further, precautions to ensure safety during the virus even caused some to reevaluate their current lifestyles, impacting activity within the Toronto rental market as a whole.

RELATED READING: Is Toronto in store for a condo buyer’s market this fall?

Here are some of the trends in the Toronto condo market which could explain why rental prices continue to trend downwards:

Toronto Real Estate Early in the COVID-19 Pandemic

A sharp contrast to the purchasing market which seemed to rebound in a few months and had record-high sales in September, the Q2 rental market in Toronto was clearly affected by the COVID-19 pandemic. This has had prolonged effects on this segment of the market overall. By the end of the second quarter, there were 24.8 per cent fewer apartment rentals on the market compared to Q2 of 2019.

State of Toronto Rental Prices

According to the Toronto Regional Real Estate Board (TRREB), in Q2 the average one-bedroom condominium apartment rent was $2,083, down five per cent from Q2 2019. Meanwhile, the average two-bedroom condominium apartment was renting for $2,713, which is a 5.6-per-cent decrease from the same quarter the previous year.

There are several reasons why rental prices are being pushed down in the Toronto market:

  • Condo supply has brought a lot of inventory back to the market.
  • Job loss during the pandemic could have reduced financial power for renters, causing many to stop searching.
  • Restrictions on showing homes could have also halted renters from searching for an appropriate unit.
  • Less migration due to COVID-19 border control has resulted in fewer new immigrants renting in the city.
  • Students have been spending less time in the city due to post-secondary school closures or the shift toward online learning models.

Rising Toronto Rental Inventory

As the virus raged on, there was a continuation of rental listings versus rental transactions, leading to growth of the overall market. This has resulted in less competition in the market due to increased inventory and perhaps lowered demand thanks to changing housing preferences.

According to the TRREB, the number of condominium apartments on the market was up by 42 per cent year over year. Now that renters now have more choice, this has led to year-over-year declines in average rents in Q2.

Yet, condo owners are considering either turning their properties into long-term rentals or selling altogether. This could result in further supply in the coming years.

Typically, landlords have had the upper hand in this market, often resulting in bidding wars. Yet, for renters who have the financial means, recent conditions allow them to benefit from a more balanced market.

Shifting Preferences Emerge in Toronto Housing Market

During the early stages of the COVID-19 pandemic, an unprecedented shift took place. Due to social distancing and other public safety protocols, people were forced to spend the majority of their time confined to their condos.

The boundary between home and workplace was quickly blurred when many businesses pivoted to remote working arrangements and schools shut their doors, prompting parents to homeschool.

Many condo and apartment dwellers were uncomfortable with the shared spaces of a multi-unit living environment such as a lobby, elevators and other facilities. The required close proximity to others induced fear and anxiety.

For those who rent condos in Toronto, the time spent cooped up inside led to increased desire for larger floor plans and access to green space. While the benefits (and glamour) of city-living were long sought after, the limitations of a city lifestyle were quickly realized during the pandemic.

This shift is evident in the increased demand in neighbouring suburban areas like Durham region.

Low Interest Rates

The Bank of Canada slashed its benchmark interest rate to 0.25 per cent; great news for those looking to jump into the housing market. Renters who have been sidelined pre-pandemic due to expensive housing, may now be able to borrow money at a reduced rate. These move up buyers can be another factor explaining lower demand for rental units and the resulting downward trend in rental rates.

The Toronto real estate market has historically been a popular, highly competitive place to rent a property. Yet, demand and activity in this segment of the market have declined. While COVID-19 exposed challenges to city living, there are also seismic shifts in the attitudes people have toward their living arrangements. As homebuyers are setting their sights upon properties and communities promising more indoor and outdoor living space, some renters are also following this trend, leading to decreasing rental demand and prices within the city.

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