10/14/2026
$1,800/month in rent. $700,000 duplex. Same $45,000 starting point. Two completely different outcomes after 5 years.
The renter ends up at -$46,055. The duplex owner builds +$194,507 in equity. That's a $116,633 gap, same money, same starting line, two different decisions.
Here's what most people miss when they run the numbers.
They calculate rents minus mortgage, see something positive, and think they're done. They're not. The real calculation includes municipal and school taxes, insurance, vacancy months, routine maintenance, and a provision for major repairs. The roof. The plumbing. The foundation. On an older Montreal plex, it's not a question of if, it's a question of when.
That's where the dream becomes a burden. Not because the plex is a bad asset. Because people buy it without ever seeing the real numbers first.
🔑 The plex is not the trap. Buying on a dream instead of a spreadsheet is.
So here's the move. Before you make an offer, run the actual numbers: purchase price, down payment, both units' rent, all expenses, vacancy rate. Then look at a 5-year projection.
That's exactly why I built a free plex calculator at plex.efeghali.ca
You enter your numbers, price, down payment, rents, expenses, and you see your real cashflow, a projection over the years you choose, and you receive a complete guide by email. Not a gut-feel estimate. Real numbers based on your actual situation.
📊 plex.efeghali.ca
A well-bought plex is one of the best ways to start building real wealth in Quebec. But "well-bought" starts with the calculation, not the emotion.
Full video breakdown is in the comments.
Do you dream of buying a plex, or do you already own one? 👇
