01Valuation, not opinion
What is the building actually worth?
Valulor publishes the cap-rate band for your asset class in your market, and turns your net operating income into an indicated value on the same screen.
Published bands
457
City × use class
Tightest mid
3.65%
Vancouver multi-residential
Widest mid
8.58%
Edmonton land
Markets covered
136
02Run your numbers
Your building
Indicated value
$8,347,826
$480,000 NOI capitalised at 5.75% — $199 per sf.
Implied cap at your price
5.85%
Spread to band mid
+130 bps
Value gap vs band mid
-$2,349,451
At $8,200,000 you are buying a 5.85% cap — wider than the top of the Toronto industrial band (4.95%), so either the income is at risk or the asset is genuinely cheap.
Value at the curated Toronto industrial band
Low 4.20%
$11,428,571
Mid 4.55%
$10,549,451
High 4.95%
$9,696,970
Band basis: Curated from published quarterly cap-rate surveys and cross-checked against disclosed local transactions., n=12, observed 2026-06-30. How the band is built.
This is an indicated value derived from published direct-capitalisation math and a curated market cap-rate band. It is not an appraisal and not an AACI or MAI opinion of value.
Carry this deal forward
Your numbers travel with the link
The deal is encoded in the URL, never stored. Open a sister utility and it arrives pre-filled.
- CapitalorPre-acquisition & financingDebt-service the deal and find the loan the numbers support.
- LeaselorLeasing & incomeTurn rent, TMI and vacancy into the NOI you underwrote.Soon
- ZonelorPre-planning & feasibilitySize the buildable envelope before you price anything.Soon
Keep this deal under watch
Dealor
Save the deal and Dealor re-runs it every month against current rates and your own dates — so you hear about a broken DSCR or a lapsing renewal before your lender does.
03The one relationship that matters
How much does the cap rate move value?
On a 5.75% cap, 50 basis points is worth about 8% of the price. A building with $480,000 of NOI is worth $8.35M at 5.75% and $7.68M at 6.25%. Nothing about the building changed — which is why the cap rate, not the rent roll, is what gets negotiated.
Valulor facts
- Value = NOI ÷ cap rate. Everything else in commercial valuation is a longer route to that division.
- Valulor publishes a low, a mid and a high for every market and use class, with the sample basis and the date attached.
- No account, no email wall. Your inputs live in the URL and travel with you across the network.
04Cap rates by market
05Questions
How do I work out what a commercial building is worth?
Divide net operating income by the market capitalisation rate. Valulor publishes the band for each market and use class, so you can see the value at the low, mid and high yield rather than pretending one number is the answer.
Why does Valulor publish a band instead of one cap rate?
Because no market clears at a single yield. A band with a stated sample basis and date is an honest description of dispersion; a single number is a marketing figure.
Does Valulor sell leads or take a fee on deals?
No. Valulor publishes data and rents a single sponsor slot on pages that already rank. Nothing you type is stored, and there is no account, no email wall and no broker referral.
How these figures were produced
- Observed — Recorded directly from the cited transaction or survey, unadjusted.
- Modelled — Derived arithmetically from observed inputs using the published method; not a market quote.
- Baseline seed — A documented starting estimate awaiting first observation. Treat as an order-of-magnitude figure only.
Not advice — Valulor is a data publisher. Every figure here is an indicated value produced by published capitalisation math from inputs you supply — not an AACI, MAI or otherwise accredited opinion of value, not an appraisal, and not advice. Lenders, courts and tax authorities require an appraisal from a licensed appraiser; confirm any number here before you rely on it. About Valulor