Sept-Iles commercial values

Sept-Iles carries a population of 25,062 and an estimated 700 commercial buildings, which works out to 27.9 commercial buildings for every thousand residents. Valulor classifies it as a tier 3 market, meaning it behaves as a tertiary market priced by local owner-operators rather than by fund mandates. That classification is not cosmetic: it decides which asset classes get a published Sept-Iles page at all, how wide the cap-rate band around a Sept-Iles valuation should be, and how much weight a single Sept-Iles transaction is allowed to carry when the band is next revised.

Because Sept-Iles trades at an average deal size of $1,000,000, its pricing is set by a bounded group of repeat buyers rather than by a broad auction. Valulor reflects that by publishing 2 bands specific to Sept-Iles and refusing to widen or narrow them to match a Quebec aggregate that includes markets with a different buyer profile.

A Sept-Iles valuation on Valulor always resolves to a range, never to a single number. With 2 bands live for this market, the tool applies the band that matches your asset class, then reports the low, mid and high value that your net operating income supports in Sept-Iles. Every point of cap rate is worth roughly $1,481 of value on a $1,000,000 Sept-Iles deal, which is the single best argument for arguing the band rather than accepting the midpoint.

Across the 2 asset classes Valulor publishes for Sept-Iles, multi-residential prices tightest at a mid of 6.44% inside a 5.74% to 7.28% band, and industrial prices widest at a mid of 7.06% inside 6.36% to 7.90%. The distance between those two midpoints is 62 basis points, and that number is the most useful single description of the Sept-Iles risk curve.

The 62 basis point distance between multi-residential and industrial in Sept-Iles is a financing statement as much as a pricing one. Lenders in this market size industrial debt more conservatively, the equity cheque grows, and the required yield moves out to 7.06% to compensate.

Every Sept-Iles band carries its own provenance flag. A band marked modelled is a baseline derived from the Sept-Iles cap-rate seed and tier and is clearly labelled as such; it is not a claim about a transaction that happened. When a real Sept-Iles comparable is verified and promoted, it overwrites the modelled baseline for that asset class and the band is re-cut with the observation count attached. Valulor will not print a Sept-Iles yield without saying where it came from.

Cap rates value income; price per square foot values the building. In Sept-Iles, the published range runs from $171 per square foot for industrial to $216 per square foot for multi-residential. Anyone underwriting a Sept-Iles asset should test both views: a price that looks fair on yield and unfair on a per-square-foot basis usually means the rent roll is carrying risk the cap rate has not priced.

Marketing time is the second half of that picture. Industrial takes the longest to clear in Sept-Iles at 121 days on market, which is the practical reason a Sept-Iles seller who needs certainty of close accepts a number below the band mid.

Because Sept-Iles holds roughly 700 commercial buildings, the per-square-foot series moves slowly: any single quarter's trades are a small fraction of the stock, and Valulor treats large quarter-over-quarter moves in Sept-Iles as data quality questions before treating them as market signals.

Valulor tracks 2 lenders active against Sept-Iles's 700 commercial buildings, producing a Lender Density Score of 29. Expressed differently, there is roughly one tracked Sept-Iles lender for every 350 commercial buildings in the market. Density is a valuation input, not a footnote: markets where the score is low price wider because a single lender withdrawing changes the clearing price.

A Sept-Iles density score of 29 means the financing market is quotable but not commoditised. With 2 lenders tracked here, the realistic outcome is three or four genuine quotes on a $1,000,000 deal, and the pricing difference between them is material enough to change the equity return.

The financing side also explains why Sept-Iles bands widen at the bottom of the market rather than at the top. When credit tightens, the Sept-Iles buyer who needed 65 percent leverage disappears before the buyer who needed 50 percent does, and the marginal bid that used to set the Sept-Iles price is the one that goes missing. That is why Valulor publishes a low, mid and high for every Sept-Iles asset class instead of a point estimate.

Valulor publishes 24 Quebec markets, and Sept-Iles should be read against them rather than in isolation. The nearest comparison set includes Montreal (tier 1), Quebec City (tier 1), Laval (tier 2), Gatineau (tier 2). Montreal is the largest Quebec market on the roster at 1,762,949 residents, and the yield distance between it and Sept-Iles is the clearest measure of what tier really costs a seller here.

Use the Quebec set as a discipline check. A Sept-Iles number that only makes sense when compared with the province's largest market, and not with the markets of similar size, is usually a number that has borrowed someone else's liquidity.

Tier discipline runs through this comparison. Tier 3 Quebec markets carry anchor asset classes only, because Valulor will not publish an office or hospitality page for a market that cannot support a defensible band. Sept-Iles is one of those markets: it publishes anchor classes and nothing more.

Start with net operating income, not with the asking price. Enter the Sept-Iles asset's stabilised NOI into the valuator, select the asset class, and read the three values the Sept-Iles band produces. The mid is the number to negotiate from; the low and high are the numbers to justify. On an average Sept-Iles deal of $1,000,000, the difference between the low and high value is the entire negotiation.

Then test the sensitivity. Re-run the Sept-Iles valuation at the band low and at the band high, and if the deal only works at the tight end, you are relying on Sept-Iles liquidity that the 2 tracked lenders here may not supply on the day you need it.

Finally, carry the result forward. The valuation you build for a Sept-Iles asset travels with you across the network as a shared deal object, so the value, NOI, gross floor area, asset class and the sept-iles-qc market tag are already filled in on the next tool you open. Nothing is stored and no account is created — the Sept-Iles deal lives in the link.

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