Director of Investments

Park Property Management•Markham, ON

23h•Onsite

About The Position

Established in 1975, Park Property Management Inc. (Park) consistently delivers market-affordable, well maintained rental housing that embodies both quality and value. Beyond managing properties, our dedication extends to fostering meaningful connections and cultivating a comfortable environment for our residents. Proudly influencing the real estate landscape in the Greater Toronto Area and key cities across Ontario, including Milton, Cambridge, Kitchener, Waterloo, Stratford, Tillsonburg, Guelph, and London, Park boasts a diverse portfolio of over 11,500 apartment units spanning 93 buildings. Our commitment to growth is evident through ongoing development of new purpose-built rental initiatives and strategic value-add acquisitions. As an employer, Park takes pride in fostering a workplace where expertise and passion thrive, empowering its team to contribute meaningfully to shared goals. We are guided by what is R.I.T.E. Respect, Integrity, Trust, and Excellence. We Respect each other, act with Integrity, build Trust in every interaction and strive for Excellence in everything we do. These core values create a foundation for teamwork and collaboration, both of which are essential for our success and foster a work environment where you feel good about work. The Director, Investments reporting to the Vice President, Development and Construction, will lead financial underwriting and feasibility analysis throughout the project lifecycle and be responsible for executing the investment strategy across Park’s current and future pipeline of purpose-built rental and mixed-use development projects. The individual will work cross-functionally with Development, Construction, Marketing, and external consultants to advance projects from initial feasibility through substantial completion.

Requirements

10+ years of real estate development and/or development investment experience, preferably in purpose-built rental or multifamily projects
Bachelor’s degree in Finance, Real Estate, Business, Economics, Engineering, or a related field
Demonstrated ability to independently build and manage complex development pro formas and financial models
Advanced knowledge in navigating Ontario municipal entitlement and development approval processes
Advanced Excel financial modeling capabilities, with strong understanding of capital structuring, joint venture economics, waterfall and promote structures, residual land valuation, and IRR-based underwriting
Strong executive communication, presentation, and investment memorandum writing skills
Ability to collaborate effectively across Development, Construction, Marketing, and external consultants

Nice To Haves

MBA, CFA, or other relevant professional designation considered an asset

Responsibilities

Lead full-cycle financial underwriting for new development and infill opportunities, including complex pro forma modeling, capital structuring, joint venture and waterfall analyses, promote structures, and return analysis (IRR, yield on cost, residual land value)
Run advanced scenario and sensitivity analyses across rents, cap rates, construction costs, financing assumptions, incentives, and entitlement timing
Stress test revenue, cost, and schedule assumptions to ensure investment discipline and support disciplined land pricing
Develop investment approval materials and present clear, well-supported recommendations to senior leadership and capital partners, articulating key financial, structuring, entitlement, and capital risk implications
Support the structuring and negotiation of joint venture partnerships, equity arrangements, and development financing strategies across the development pipeline
Build and scale analytical capabilities across data integration, visualization, predictive modeling, optimization, and scenario analysis
Lead land severance and related application processes in coordination with Development and external consultants, ensuring alignment with project phasing, servicing, financing, and overall strategy
Partner with Development to advance municipal approvals (OPA, ZBA, SPA, variances, permits, and related applications), aligning entitlement strategy with financial feasibility and return objectives
Optimize density, massing, unit mix, phasing, and incentives to enhance yield and mitigate risk
Coordinate with Development and external consultants (planners, architects, traffic, environmental, and civil engineers) to ensure design and regulatory strategy support underwriting assumptions
Translate planning policy, zoning, and regulatory frameworks into financial risk analysis and scenario modeling
Validate rental rate, absorption, and revenue assumptions through market research, data analysis, and collaboration with Marketing
Monitor local residential development trends, competitive pipeline supply, policy shifts, demographic trends, and redevelopment opportunities across target markets
Identify portfolio densification, intensification, and redevelopment opportunities supported by market intelligence and financial feasibility analysis