The Ward, Guelph
The debt path may not support the acquisition at this price.
Reitzel Score
62/100
Thesis-Dependent- 36
- 92
- 68
- 55
- 64
- 58
Unbalanced profile
SOUTHWESTERN ONTARIO MULTIFAMILY
Multifamily, Made Clear.
For investors with capital to put to work and limited time to assess every building. We source, underwrite, score and match multifamily opportunities in Waterloo Region and across Southwestern Ontario, so you can focus on acquiring and growing your portfolio.
In active, underwritten and scored opportunities available for acquisition.
Total pipeline value · Updated October 15, 2026
See the client experienceYour multifamily acquisitions team.
Without building one in‑house.
Finding and vetting deals is a full-time job. We do it for you. We look across the market, put every opportunity through the same rigorous underwriting, rank it with our proprietary Reitzel Score, and bring you only the strongest fits for your buy box.
Source
We do the looking, so you don’t have to.
Underwrite
Rent roll to stress test, on every deal.
Belmont VillageExample file · Kitchener · 126 units- Rent roll reviewed
- Source documents checked
- Income and expenses normalized
- Vacancies accounted for
- Market rents compared
- Stabilized NOI built
- Price per unit benchmarked
- Three financing paths sized
- Debt coverage tested
- Rates, exit cap and CapEx stressed
- Five-year hold projected
- Reitzel Score applied
Score
Six lenses. One score. The strongest rise to the top.
- 85Belmont VillageKitchener · 126 units
- 79Uptown WaterlooWaterloo · 14 unitsBelow your unit range
- 71GaltCambridge · 72 units
- 62The WardGuelph · 48 units
- 57Eagle PlaceBrantford · 60 unitsOutside your markets
Match
You only see what fits.
Reitzel Real Estate3 properties shared with youBelmont Village, Galt and The Ward are ready to review.
Shared with you
Belmont VillageKitchener · 126 units85/100Top Priority
GaltCambridge · 72 units71/100Thesis-DependentThe WardGuelph · 48 units62/100Thesis-DependentThe fundamentals behind the score
- Financeability
- 91
- Can the asset support efficient debt?
- Income Upside
- 86
- Is there real NOI lift?
- Entry Basis
- 80
- Are we buying with room to win?
- Downside Protection
- 78
- What happens when assumptions miss?
- Exit Liquidity
- 82
- Can it lease, finance, operate, and sell?
- File Confidence
- 84
- How reliable is the package?
The Reitzel Score.
Our proprietary 0–100 score rates every opportunity across six lenses, from financing to exit. The same lens on every file, so you can see at a glance what deserves a serious look, and why.
- 85–100Top PriorityThe highest band. Diligence starts here, with final verification still to come.Example · 85
- 72–84StrongWorth deeper underwriting and buyer review.
- 60–71Thesis-DependentCould work if pricing, data, and financing support the thesis.
- 45–59WatchlistRevisit after a price cut, better data, or stronger financing.
- 0–44Low PriorityWould need key assumptions to change before it earns a closer look.
A better acquisition is not just one good number.
The Reitzel Score helps you weigh every part of the acquisition picture together.
Galt, Cambridge
Attractive on cap rate or price per unit, but a thin resale market can limit optionality.
Reitzel Score
71/100
Thesis-Dependent- 68
- 66
- 90
- 70
- 40
- 72
Partially balanced
Belmont Village, Kitchener
Strong on every lens, across the full acquisition picture.
Reitzel Score
85/100
Top Priority- 91
- 86
- 80
- 78
- 82
- 84
Well balanced
Choose a lens to compare it across all three buildings.
Your private client workspace.
A private workspace built around your investment criteria. Update your buy box at any time, review the underwriting on the properties that fit and discuss any of them with Kurtis and Matt.
Example client workspace
Welcome back, Alex.
The properties shared with you, your buy box and the Reitzel Library, in one private place.
Shared with you
3 opportunities · 2 newExample client workspace. Fictional client and properties.
Your acquisition partner, from strategy to scale.
A partner for the long term. We plan with you, then bring the same discipline to your next acquisition and every one after it.
- 01
Strategy
We start with the whole portfolio.
Your goals, capital, timing and risk tolerance come first, so each acquisition supports the portfolio you want to build.
- 02
Shortlist
We underwrite the market. You see the best fits.
Listings, off-market and owner conversations, underwritten and scored before anything reaches you.
- 03
Tour
See the property. Understand the investment.
We walk the property with you, connect what we see to the underwriting and identify what needs a closer look.
- 04
Offer
Negotiate from what the numbers support.
Your offer is built on the same underwriting you reviewed, with terms that protect your position.
- 05
Close
Diligence to keys, guided the whole way.
We keep diligence, financing and closing on track, and bring in trusted professionals when you need them.
- 06
Scale
Every acquisition sets up the next.
We work with you to assess how the property is performing and help plan your next acquisition.
Our first development.
A long-term ambition.
We’re advancing our first project through our development company, Reitzel Developments. It’s ten stacked townhomes in Kitchener’s Innovation District, with the ambition to make it the first of many.
Exploring a project of your own? We bring local zoning knowledge to site selection, assess land-use potential and help build the initial pro forma. As a client, you can draw on our network of trusted professionals to help move the right site forward.
Discuss your next development
Multifamily expertise.
Advisor-led guidance.
We’re brothers, born and raised in Kitchener-Waterloo and residents of Kitchener today. We’ve been licensed in real estate since 2015 and investing since 2016, the same year we co-founded the Tri-City Real Estate Investor Club. It has grown into a community of 750+ investors and industry professionals who meet in person to learn, collaborate and do business together. Helping investors grow their portfolios strategically, connect with the right professionals and take their next step has always been at the heart of what we do. Reitzel Real Estate puts that experience to work for every client: we source, underwrite, score and match multifamily opportunities so you can buy and sell with more discipline.
Licensed in real estate since 2015Investors since 2016
Talk with Kurtis and Matt
Waterloo Region expertise.
Tri-City Real Estate
Investor Club.
We co-founded the Tri-City Real Estate Investor Club in 2016. Today, our community includes 750+ members across our Meetup, Facebook and WhatsApp groups. The club brings local investors and industry professionals together to share experience, discuss the market and build long-term relationships.
- 750+
- members
- Monthly
- in-person events
- Since 2016
- bringing investors together
START WITH A CONVERSATION
Your next acquisition.
Let’s put a plan behind it.
Share a few details and we’ll be in touch with you.