9103-9109A Rue Boissonneault

4
Bedrooms
1 + 1
Bathrooms
$1,349,900
price

Amazing investment opportunity in the heart of Saint-Léonard! This massive 53×42 5-plex sits on a 5,400+ sq. ft. lot, perfectly positioned between Langelier and Lacordaire. Generating $78,960 in annual revenue with an impressive 17.6x GRM, this solid asset offers immediate stability and long-term growth. The expansive 9½ main unit provides a rare opportunity for owner-occupancy or significant value-add potential. Featuring tenant-paid electric heating, a 10-year-old roof, and numerous updates. Ideally located near Hwys 40/25 and the future REM East. A high-quality, low-maintenance trophy property in a high-demand sector. Don't miss out!

Additional Details

9103-9109
A Rue Boissonneault | A Rare High-Yield 5
-Plex in Saint-Léonard

Welcome to 9103-9109
A Rue Boissonneault, a remarkably solid, 1973 full-brick five-unit building situated on a quiet, sought-after residential street. This property stands out with its substantial 53 × 42 ft footprint, offering larger-than-average living spaces on a 5,470+ sq. ft. lot designed for minimal exterior maintenance.

Rent Roll Update (Increases effective July 1, 2026)
*9103: $1,200/month
*9109: $1,525/month (significant upside potential)
*9105: $1,595/month
*9107: $1,060/month
*9109
A: $1,200/month, fixed on a 2-year lease expiring June 30, 2027

Gross Revenue: $78,960 annually

The building's efficiency is a major draw for investors: each unit is individually metered, with tenants responsible for their own heating, electricity, and hot water. This structure limits owner expenses to taxes, insurance, and routine upkeep. The property has been meticulously cared for, featuring a roof replaced approximately 10 years ago, high-quality galvanized steel rear staircases, and updated windows and doors. While four units are in great condition with modernized kitchens and bathrooms, the expansive main 9 ½ unit serves as a "blank canvas"--perfect for a custom renovation to maximize rental value or to create a prestigious owner-occupied residence.

The Location:
Ideally nestled between Boulevard Langelier and Boulevard Lacordaire, the property offers unparalleled connectivity with immediate access to Highways 40 and 25. This central Saint-Léonard location is a magnet for high-quality tenants, surrounded by reputable schools, lush parks, and the vibrant cafes and services of the borough.

The investment is further future-proofed by the planned REM East extension, with proposed stations at both Langelier and Lacordaire. This major infrastructure development is set to transform local transit and significantly bolster property values, making this a strategic "buy and hold" in one of Montreal's most stable rental markets.

The Investment:
This 5-plex represents a blue-chip addition to any real estate portfolio, combining the core fundamentals of successful investing:

*Reliable Cash Flow: Five occupied units in a high-demand rental sector.
*Minimized Overhead: Tenant-paid utilities significantly lower operating costs.
*Forced Appreciation: Tangible value-add potential through the modernization of the main unit.
*Superior Construction: A massive, full-brick structure built for longevity.

Whether you are an investor looking for predictable returns and low-maintenance management, or an owner-occupant looking to live in a spacious home subsidized by stable rental income, 9103-9109
A Rue Boissonneault is an exceptional opportunity. Properties of this size and caliber are increasingly rare in Saint-Léonard.

Secure your footprint in this prime sector; schedule your private tour today!

Included in the sale

5x Hot water tanks, 5x Stove huts

Excluded in the sale

All personal belongings of the tenants (note that the spa belongs to the tenant)

Location

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Room Details

Room	Level	Dimensions	Flooring
Washroom	Basement	3.0x3.0 P	Ceramic tiles
Bathroom	Ground floor	10.6x7.9 P	Ceramic tiles
Bedroom	Basement	21.0x17.0 P	Ceramic tiles
Family room	Basement	18.8x6.9 P	Concrete
Bedroom	Ground floor	10.8x13.11 P
Bedroom	Ground floor	10.11x11.5 P
Primary bedroom	Ground floor	10.5x12.9 P
Living room	Ground floor	10.11x16.3 P
Dining room	Ground floor	6.10x10.2 P	Ceramic tiles
Kitchen	Ground floor	9.11x10.4 P	Ceramic tiles
Hallway	Ground floor	6.1x21.7 P	Ceramic tiles
Hallway	Ground floor	2.9x6.1 P	Ceramic tiles

Room	Level	Dimensions	Flooring	Description

Room	Level	Dimensions	Flooring	Description

Room	Level	Dimensions	Flooring	Description

Room	Level	Dimensions	Flooring	Description

Assessment, taxes and other costs

Municipal taxes $7,771
School taxes $880
Municipal Building Evaluation $787,700
Municipal Land Evaluation $507,300
Total Municipal Evaluation $1,295,000
Evaluation Year 2026

Building details and property interior

Cupboard Wood, Melamine
Heating system Electric baseboard units
Water supply Municipality
Heating energy Electricity
Windows Aluminum, PVC
Foundation Poured concrete
Hearth stove Wood fireplace
Garage Heated, Double width or more, Fitted
Proximity Restaurants, Coffee shops, Groceries, Pharmacies., Highway, Cegep, Hospital, Park - green area, Bicycle path, Elementary school, High school, Public transport, University
Siding Brick
Basement 6 feet and over, Finished basement
Parking Outdoor, Garage
Sewage system Municipal sewer
Landscaping Fenced yard, Landscape
Window type Sliding, Tilt and turn
Roofing Asphalt and gravel
Topography Flat
Zoning Residential