Plex · Returns · Sherbrooke · 2026
The honest answer takes three calculations, and it depends on who lives in one of the units: cap rate, cash flow financed at 80%, net cost for the owner-occupant, in Sherbrooke, at the 2026 median price and the median rent. Labelled assumptions, nothing guessed.
Yes on cash flow, for the duplex, the triplex and the fourplex: in Sherbrooke, at the January to September 2026 median price and the median rent of $1,400 per unit, financed at 80%, the duplex ($460,000) clears about $42 a month, the triplex ($569,500) clears about $785 a month, the fourplex ($888,000) clears about $276 a month, before tax, with principal repayment included in the debt. Cap rates run from 5.3% (duplex) to 6.8% (triplex), all above the 4.24% mortgage rate. As an owner-occupant, living in one unit of the triplex costs $923 a month net, against a rent of $1,400 and a payment of $1,985 on the median house ($458,500, 20% down). Labelled assumptions, reproducible math. Source: Centris (Matrix) and the site's rent pages, team assumptions, compiled October 13, 2026.
The assumptions, before the numbers
A profitability calculation is only worth its assumptions, so here they all are. Prices: the Sherbrooke medians for January to September 2026 (Centris, Matrix, Income property category): duplex $460,000 (79 sales), triplex $569,500 (36 sales), fourplex $888,000 (40 sales). Rent: $1,400 per unit per month, the median rent of leases signed through a broker in Sherbrooke over the past twelve months (median rent in Sherbrooke). Operating expenses: 2% of the price per year (municipal and school taxes, insurance, routine maintenance), a rule of thumb to check building by building. Financing: 80% of the price at 4.24% over 25 years, the same assumptions as our page is an income property profitable in Montreal. No vacancy, no bad debt, no major work: the math is therefore optimistic.
The math, building by building
| At the 2026 median price, financed at 80% | Duplex | Triplex | Fourplex |
|---|---|---|---|
| Median price (sales) | $460,000 (79) | $569,500 (36) | $888,000 (40) |
| Price per unit | $230,000 | $189,833 | $222,000 |
| Gross rents per year ($1,400 per unit) | $33,600 | $50,400 | $67,200 |
| Operating expenses (2% of price) | $9,200 | $11,390 | $17,760 |
| Net operating income | $24,400 | $39,010 | $49,440 |
| Cap rate | 5.3% | 6.8% | 5.6% |
| Gross rent multiplier | 13.7 | 11.3 | 13.2 |
| Debt service (80% loan, 4.24%, 25 years) | $23,898 | $29,587 | $46,134 |
| Cash flow per year, before tax | +$502 | +$9,423 | +$3,306 |
| Cash flow per month | +$42 | +$785 | +$276 |
| Rent per unit that brings cash flow to zero | $1,379 | $1,138 | $1,331 |
| Purchase price that brings cash flow to zero | $467,000 (+2% vs median) | $700,000 (+23% vs median) | $934,000 (+5% vs median) |
The answer to the question in the title, for an investor who does not live there: yes, for the duplex, the triplex and the fourplex, at the median price and the median rent. The triplex clears the most (+$785 a month), the duplex the least (+$42). Every cap rate is above the 4.24% mortgage rate: each borrowed dollar earns more than it costs, which is the definition of a building that pays for itself. The margin still disappears with a unit empty for a few months, a lease well below the median rent or a roof to redo, and the median rent of leases signed in Sherbrooke is rarely the rent of the leases in place: see the lease lever below.
What cash flow does not show
Cash flow is not return. In the first year, the principal repayment built into the payments is about $10,472 on the triplex and $16,328 on the fourplex: money that leaves your account but stays on your balance sheet. Then appreciation: the median triplex in Sherbrooke gained 138% in ten years ($239,000 in 2016), 9.1% a year compounded; at that pace, the $569,500 triplex would gain about $51,824 in the first year. Past performance does not guarantee the future, and the Sherbrooke triplex fell in 2017 and 2019 when rates or supply moved. But that is where a plex earns its return in 2026: principal and appreciation, not just the monthly cheque.
The version that works: the owner-occupant
| You live in one unit, the others are rented | Duplex (5% down) | Triplex (10% down) | Fourplex (10% down) |
|---|---|---|---|
| Rents received per year | $16,800 | $33,600 | $50,400 |
| Debt service (insured loan, 4.24%, 25 years, CMHC premium not counted) | $28,379 | $33,286 | $51,901 |
| Net cost of your unit per month (debt + expenses − rents) | $1,732 | $923 | $1,605 |
| For comparison: median rent of a unit | $1,400 | $1,400 | $1,400 |
| For comparison: payment on the median house ($458,500, 20% down) | $1,985 | $1,985 | $1,985 |
Read this way, owner-occupied, the duplex, the triplex and the fourplex cost their owner less than the median house in Sherbrooke ($1,985 a month with 20% down), and the triplex even costs less than a $1,400 rent: the tenants pay for the owner's unit, and part of the owner's principal. The best of the three for housing yourself is the triplex ($923 a month net). The mortgage insurance premium (CMHC or equivalent) is added to the loan and raises these payments by a few hundred dollars a month: to be priced with your mortgage broker.
Sherbrooke among the 19 cities
- Sherbrooke ranks 9th of 19 cities on the triplex cap rate (6.8%, median of the cities 6.2%); the most profitable is Saguenay (16.1%), the least Mirabel (4.6%).
- At the median price and the median rent, financed at 80%, the triplex is cash-flow positive in 14 of 19 cities, the fourplex in 16 of 16, the duplex in 10 of 19; in Sherbrooke, the duplex, the triplex and the fourplex are.
- Median monthly cash flow across the cities: duplex +$42, triplex +$603, fourplex +$2,020; in Sherbrooke, duplex +$42, triplex +$785, fourplex +$276.
- As an owner-occupant, the triplex costs less than the median rent in 13 of 19 cities and less than the payment on the median house in 18; in Sherbrooke, $923 a month against $1,400 in rent and $1,985 for the house.
The three levers that change the answer
- The leases in place. The median rent of signed leases is the rent of units that just turned over; the leases in place in a plex are often lower. A triplex whose units rent 15% below the median ($1,190 instead of $1,400) brings in $7,560 less per year; in Quebec, those rents rise slowly, at the rates set by the Tribunal administratif du logement, and only at renewal. You buy the leases, not the median.
- The purchase price. The Sherbrooke triplex breaks even on cash flow at $700,000, 23% above the median: at the median price the building pays for itself with room to spare, and it is the price paid above the median that eats it. Prices by type are in duplex, triplex and fourplex prices in Sherbrooke.
- The condition of the building. The 2% in expenses assumes a sound building. A roof, brickwork or an electrical entrance to redo runs into tens of thousands of dollars, and an inspector sees them before the offer.
How to read these numbers
The median rent of broker-signed leases in Sherbrooke ($1,400) is applied to every unit, which overstates buildings with old leases and understates renovated units; the 2% in expenses is a rule of thumb, and a building where the owner pays the heat can exceed 3%. Prices are sale medians (36 triplexes in Sherbrooke from January to September 2026), not appraisals. The math is deliberately simple so it can be redone on any building: price, leases, taxes, insurance, debt.
Frequently asked questions
Is a plex profitable in Sherbrooke in 2026?
Yes on cash flow, for the duplex, the triplex and the fourplex, at the 2026 median price, the median rent of $1,400 and 80% financing: duplex +$42 a month, triplex +$785 a month, fourplex +$276 a month. On total return, with principal repayment ($10,472 in the first year on the triplex) and a historical appreciation of 9.1% a year, the answer changes; as housing, for an owner-occupant, the triplex costs $923 a month net.
What cap rate in Sherbrooke in 2026?
Between 5.3% (duplex) and 6.8% (triplex) at the median price and the median rent of $1,400, with 2% in expenses; all above the 4.24% mortgage rate. A specific building is calculated on its actual leases and taxes; the median of the 19 cities tracked is 6.2% for the triplex.
Is a triplex or a fourplex better in Sherbrooke?
At the median price, the fourplex ($888,000, $222,000 per unit) clears +$276 a month against +$785 for the triplex ($189,833 per unit); it takes $318,500 more, with 10% down if you live in it, 20% otherwise. Across the 19 cities tracked, the fourplex is the most profitable type in 14, the triplex in 5.
What does a plex cost in Sherbrooke if I live in it?
With 5% down on a duplex and 10% on a triplex or fourplex (insured loan, premium not counted), your unit costs $1,732 a month in a duplex, $923 a month in a triplex, $1,605 a month in a fourplex, expenses included and rents deducted, against a median rent of $1,400 and a payment of $1,985 on the median house in Sherbrooke. The down payment runs from $23,000 to $88,800.
Source: Centris (Matrix) median prices of duplexes, triplexes and fourplexes sold in Sherbrooke from January to September 2026, Income property category; median rent of leases signed through a broker, twelve months, as published on our rent pages; assumptions on expenses (2%), rate (4.24%), amortization (25 years) and down payment set by the Loaa & Manseur team for illustration, compiled October 13, 2026. This calculation is not financial advice; have it redone on the building you are considering, with its documents. The hub is a plex profitable, 19 cities compares the 19 cities.
Our other plex series in Sherbrooke, from the same Centris listings:
- Investing in a plex in Sherbrooke in 2026: price, per unit, days, volume
- Plex days on market in Sherbrooke, ten years
- Mortgage payment on the median house in Sherbrooke, ten years
Each series is recalculated from actual sales or leases, aggregates only.
Our proof, not our promises
The Loaa & Manseur team, led by Lotfi Manseur and Loaa Al Daow, is the number 1 team at RE/MAX Platine in 2024 and 2025, 6th RE/MAX team in Quebec, 15th in Canada and in the global top 50 of large residential teams according to the official RE/MAX ranking, computed on actual transactions. Its Google profile counts more than 220 reviews with a 4.9 rating. Its offices are at 55 avenue de l'Équinoxe in Brossard, one bridge from the island, and every broker's licence can be checked in the OACIQ public register. Three things to verify yourself before calling us, and to demand of any other broker.
Also available in French: version française de ce guide.
Published September 7, 2026 by the Loaa & Manseur team, the number 1 team at RE/MAX Platine in 2024 and 2025, 6th RE/MAX team in Quebec, 15th in Canada and in the global top 50 according to the official RE/MAX ranking. Tell us about your project.