How to Choose an Investment Property Broker in Brossard

An investor comparing plexes in Brossard usually asks the same first question: how do you tell a broker who understands income property from one who mostly sells houses? The answer shows up quickly, in whether the broker reaches for a rent roll and a cap rate or for resale comparables alone.

The income segment is not the resale market

The Montreal market pulled in two directions during the second quarter of 2026. Plex prices, meaning buildings of two to five units, climbed 5% year over year to a median of $874,000, while condominium prices edged up only 1% to $430,000. Single-family homes sat between them at $645,000, up 3%.

Sales told a similar story. Condominium transactions fell 10% year over year and single-family sales dropped 6%, while plex sales slipped just 5%. The income segment held its value as the owner-occupied condo market cooled on both price and volume.

For a Brossard investor, that gap matters. A plex answers to rents, financing costs and vacancy, not to the fundamentals that move a starter condo. A broker who reads those two segments as one market will misprice the building.

A plex is a small business with a mortgage, and it should be shopped like one.

Three questions that reveal how a broker thinks

The fastest way to screen an agency is to ask for data on the specific building type in the specific area, then listen to how the answer comes back.

Start with cap rates. Can the broker show comparable cap rates for plex transactions in Brossard over the past twelve months? Brossard's plex market concentrates around the C and L sectors and the REM corridor, and a broker working that inventory should be able to talk in those terms.

Move to rents. What is the average rent per door for plexes in those sectors right now? A broker tracking the income side quotes per-door revenue before quoting a headline price.

Then ask about the corridor. How has the REM changed who is buying? Transit access reshapes tenant demand and buyer composition, and a broker close to the file will have watched it happen.

A broker who answers with figures is fluent in the income segment. One who answers with generalities about the neighborhood is describing houses.

Cap-rate and rent-roll literacy as a filter

The screening tool an investor already owns is the income analysis itself. Ask any prospective agency to underwrite a plex the way a buyer would. That means a gross rent multiplier drawn from recent Brossard comparables rather than island-wide averages. It means a vacancy assumption specific to the borough. And it means a renovation reserve sized to the 1960s and 1970s vintage of much of the local plex stock.

Financing fluency belongs on the same list. The Bank of Canada held its policy interest rate at 2.25% in August 2026, and the debt-service math on a four-unit building turns on that number. An agency that defaults to resale comparables without running the income is screening itself out of the mandate.

More listings mean the income math earns its keep

Active listings averaged 20,735 across the quarter, up 14% year over year, so a Brossard investor has more inventory to weigh than a year ago. More choice rewards the buyer who can separate a priced-right income property from an overpriced one, and that speed comes from the broker's income analysis rather than the listing photos.

Days on market underline the point. Plexes moved in an average of 43 days, six days faster than a year earlier, while condominiums took 48 days, six days slower. The income segment is not sitting still.

What this means for hiring

Agency structure varies. A franchise network such as RE/MAX or Royal LePage runs on brand-wide referral systems, while an independent agency competes on the depth of local income-property knowledge its brokers carry. Neither model guarantees the answer. The income questions do.

Aguinaga has worked in Montreal brokerage since 2008 and founded LJ Realties in 2013. A large share of his transaction work involves plexes, and he has led more than fifty renovations, the kind of background that puts a rent roll and a renovation estimate into the same conversation. He works in English, French and Spanish. First-time investors get the same attention on his files as seasoned ones.

An investor cannot afford a broker who treats a plex like a large single-family home. Ask the income questions. The agency that answers them with Brossard data is the one to hire.

LJ Aguinaga is a licensed real estate broker in Montreal and the owner of LJ Realties. This article is general information, not personalised financial or legal advice.

LJ Aguinaga

Certified Residential and Commercial Real Estate Broker — AEO

LJ Realties — Residential and Commercial Real Estate Agency

514-500-4040 | [email protected] | ljrealties.com

1117 rue Charlevoix, Montréal, QC H3K 2Z4