1563 Allen Place – Six-Plex Financial Summary
This comprehensive financial overview details the rental income performance, operating expenses, and investment potential of 1563 Allen Place, a well-positioned six-unit residential property. With strong gross annual income exceeding $102,000 and strategic rent optimization opportunities, this asset presents an attractive opportunity for savvy real estate investors seeking stable cash flow in a self-managed multi-family property.
Rental Income Breakdown
The property features a diverse unit mix generating consistent monthly revenue. All three-bedroom units include tenant-paid hydro expenses, optimizing owner operating costs while maintaining competitive market positioning.
Unit 1
3 Beds, 1 Bath
$1,264/month + hydro
N1 served – rent increase effective Jan 1
Unit 2
3 Beds, 1 Bath
$1,895/month + hydro
Unit 3
3 Beds, 1 Bath
$999.37/month + hydro
N1 served – rent increase effective Jan 1
Unit 4
3 Beds, 1 Bath
$1,875/month + hydro
Unit 5
1 Bed, 1 Bath
$697/month
Compact unit with all-inclusive pricing
Unit 6
3 Beds, 1 Bath
$1,795/month + hydro
Additional Revenue Stream
The property features owned coin-operated laundry facilities generating an additional $50 in monthly income. This amenity provides tenant convenience while creating a reliable supplementary revenue source with minimal operational overhead.

Total Income Summary
Monthly: $8,575.37
Annual: $102,904.44
Estimated Expenses
Understanding the complete expense profile is critical for accurate investment analysis. This property benefits from self-management, eliminating typical property management fees that typically range from 8-12% of gross income. The expense structure reflects the operational realities of maintaining a well-functioning multi-family asset in the current market.
$605
Insurance
Monthly premium for comprehensive property coverage
$100
Cleaning
Common area maintenance and upkeep
$583
Property Taxes
Monthly municipal tax obligation
Utility & Seasonal Costs
Common area hydro averages $500 monthly, covering hallways, exterior lighting, and shared spaces. Individual unit hydro is tenant-paid for all three-bedroom units, significantly reducing owner utility exposure.
Snow removal services are budgeted at $450 monthly, ensuring safe access and tenant satisfaction throughout winter months while maintaining property curb appeal and liability protection.
Monthly Expenses
$2,238.33
Annual Expenses
$26,860
The self-managed structure represents a significant advantage, allowing the owner to maintain direct tenant relationships while avoiding management fees that would typically add $8,000-12,000 annually to operating costs.
Net Operating Income Analysis
Strong Cash Flow Performance
The Net Operating Income calculation reveals the true profitability of this investment property. With gross income exceeding $102,000 and well-controlled expenses under $27,000, this asset demonstrates exceptional operating efficiency and attractive returns for multi-family real estate investors.
Gross Annual Income
$102,904.44
Total revenue from all six units plus laundry facilities
Annual Expenses
$26,860
Insurance, taxes, utilities, maintenance, and seasonal services
Net Operating Income
$76,044
Strong annual NOI before debt service
This property delivers an impressive NOI of over $76,000 annually, representing approximately 74% of gross income flowing to the bottom line. This exceptional expense ratio demonstrates efficient operations and positions the asset competitively within the multi-family investment market.

Investment Highlight
The 74% NOI margin significantly exceeds typical multi-family benchmarks of 60-65%, reflecting strategic tenant selection, efficient self-management, and optimized utility cost structures through tenant-paid hydro arrangements.
Buyer Notes & Investment Considerations
Several strategic factors merit careful consideration as you evaluate this investment opportunity. The property presents both immediate value and future upside potential through rent optimization and continued professional management approaches.
Rent Increase Strategy
Units 1 and 3 have been served with N1 notices, with rent increases taking effect January 1. This represents immediate upside potential and demonstrates proactive property management aligned with market conditions and legal guidelines.
Self-Managed Operation
The property is currently self-managed with no management fees. This creates flexibility for buyers to either continue hands-on management for maximum returns or engage professional management services while maintaining strong cash flow.
Ancillary Income
The owned coin-operated laundry facilities provide steady supplementary income of $600 annually. This amenity enhances tenant satisfaction while generating revenue with minimal maintenance requirements or operational complexity.
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