02Sarnia · Multi-residential
Sarnia multi-residential cap rates
Band low
5.77%
Band mid
6.47%
Use this as the default
Band high
7.31%
Band width
154 bps
n=0
What is the cap rate for apartment buildings in Sarnia?
Valulor publishes a band of 5.77% to 7.31% with a mid of 6.47%, based on Modelled baseline derived from this market's authored cap-rate seed and tier. Not an observed transaction set; superseded when real comparables are promoted. (n=0) observed 2026-06-30.
03Value your building
Your building
Indicated value
$1,800,000
$116,460 NOI capitalised at 6.47% — $43 per sf.
Implied cap at your price
6.47%
Spread to band mid
+0 bps
Value gap vs band mid
-$0
At $1,800,000 you are buying a 6.47% cap, 0 bps above the Sarnia multi-residential mid of 6.47% and within the published band.
Value at the curated Sarnia multi-residential band
Low 5.77%
$2,018,371
Mid 6.47%
$1,800,000
High 7.31%
$1,593,160
Band basis: Modelled baseline derived from this market's authored cap-rate seed and tier. Not an observed transaction set; superseded when real comparables are promoted., n=0, observed 2026-06-30. How the band is built.
Sensitivity — value at ±150 bps of cap and ±10% of NOI
| NOI \ cap | 4.97% | 5.47% | 5.97% | 6.47% | 6.97% | 7.47% | 7.97% |
|---|---|---|---|---|---|---|---|
| -10% | $2.1M | $1.9M | $1.8M | $1.6M | $1.5M | $1.4M | $1.3M |
| -5% | $2.2M | $2.0M | $1.9M | $1.7M | $1.6M | $1.5M | $1.4M |
| 0% | $2.3M | $2.1M | $2.0M | $1.8M | $1.7M | $1.6M | $1.5M |
| +5% | $2.5M | $2.2M | $2.0M | $1.9M | $1.8M | $1.6M | $1.5M |
| +10% | $2.6M | $2.3M | $2.1M | $2.0M | $1.8M | $1.7M | $1.6M |
Fifty basis points of cap rate move this building by $129,125. That is the whole argument for arguing about the cap rate.
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.
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
06What drives the band
Valulor facts
- Sarnia apartment buildings price mainly off insured-financing spreads, rent growth and the turnover premium.
- The unit of comparison here is $/suite and $/sf.
- The published band is 154 bps wide — that width is the honest error bar on any single-point valuation.
07Questions
What is the cap rate for apartment buildings in Sarnia?
Valulor publishes a band of 5.77% to 7.31% with a mid of 6.47%, based on Modelled baseline derived from this market's authored cap-rate seed and tier. Not an observed transaction set; superseded when real comparables are promoted. (n=0) observed 2026-06-30.
What is a Sarnia multi-residential building worth?
At the band mid of 6.47%, $116,460 of net operating income indicates a value of $1,800,000. At the low end of the band the same income indicates $2,018,371; at the high end, $1,593,160.
What moves Sarnia multi-residential cap rates?
Mostly insured-financing spreads, rent growth and the turnover premium. Debt cost sets the floor under the band; the depth of the local buyer pool sets its width.
Can I use this instead of an appraisal?
No. This is an indicated value from published arithmetic and a curated band. Lenders, courts and tax authorities require an appraisal from a licensed appraiser.
Sources
- [1] Modelled baseline derived from this market's authored cap-rate seed and tier. Not an observed transaction set; superseded when real comparables are promoted. — Curated by Valulor Data Desk, observed 2026-06-30
How these figures were produced
- Modelled — Derived arithmetically from observed inputs using the published method; not a market quote.
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