Opus — Rental Market Data

Opus at 117 McMahon Drive carries nine active rental listings as of August 31, 2026, with asking rents ranging from $1,950 to $3,200 per month, an average of $2,614, and a median of $2,550. The average suite in the current pool measures 683 square feet at an asking rate of $3.93 per square foot. Two-bedroom layouts dominate the active inventory at 44.4 percent of listings, while one-bedroom units account for 33.3 percent, indicating that available space leans toward multi-bedroom executive configurations rather than compact entry-level studios.

The dominant active layout at Opus is the two-bedroom suite, with four listings representing 44.4 percent of current availability and averaging $3,038 per month across 850 square feet at $3.57 per square foot. One-bedroom units number three (33.3 percent share) at an average of $2,293 per month over 550 square feet and $4.17 per square foot, while a single one-bedroom-plus-den listing (11.1 percent) asks $2,550 for 698 square feet at $3.65 per square foot and a lone studio (11.1 percent) is listed at $1,950 for 400 square feet at $4.88 per square foot.

Opus at 117 McMahon Drive spans an active asking range from $1,950 to $3,200 per month, a dollar spread of $1,250 and a percentage spread of 64.1 percent. The median asking rent sits at $2,550 per month. At the entry end, a 400-square-foot studio asks $1,950 per month at $4.88 per square foot, while at the peak, an 850-square-foot two-bedroom suite commands $3,200 per month at $3.76 per square foot.

Opus carries a $257-per-month den premium over comparable one-bedroom suites, attributable to an additional 148 square feet of space, which works out to a marginal cost of $1.74 per square foot for the extra den area. Active parking premiums cannot be reliably isolated from the current listing sample due to insufficient paired data, though verified historical leases at the building established a $300-per-month parking stall benchmark.

Opus asks an average of $2,614 per month at $3.93 per square foot, compared to the Don Valley North submarket asking benchmark of $2,608 per month and $3.93 per square foot, placing the building at exact parity on a per-square-foot basis. The nominal rent difference of just $6 per month is negligible and reflects minor suite-size variation rather than a pricing premium or discount. Opus represents nine of the 225 active listings in the Don Valley North submarket, or roughly four percent of total available inventory.

Opus at 117 McMahon Dr closed leases at an average of $2,524 per month, sitting $64 above the four-comp average of $2,460 and slightly under the submarket lease benchmark of $2,483. Omega on the Park at 115 McMahon Dr recorded an average closed-lease rent of $2,337 per month at $3.90 per square foot across 611 square feet of space. Tango at 121 McMahon Dr averaged $2,395 per month at $3.62 per square foot over 667 square feet. Seasons I at 95 McMahon Dr posted the highest comp rent at $2,687 per month, $3.99 per square foot, and 677 square feet. Tango 2 at 72 Esther Shiner Blvd closed at $2,422 per month, $3.40 per square foot, across 724 square feet—the largest average suite in the set.

Opus leases at $3.82 per square foot for an average 670-square-foot suite, positioning it between the premium and discount ends of this micro-market. Against Omega on the Park, Opus trades at a $0.08 per square foot discount (2.1% below the comp's $3.90 rate) while delivering 59 more interior square feet, giving tenants a larger footprint at a lower per-foot cost. Compared with Tango, Opus commands a $0.20 per square foot premium (5.5% above Tango's $3.62) for just 3 additional square feet, reflecting the newer 2019 build versus Tango's 2015 completion. Versus Seasons I, Opus sits at a $0.17 per square foot discount (4.3% below the comp's $3.99) but offers 7 fewer square feet, so tenants gain rate efficiency at a slight space trade-off. Against Tango 2, Opus carries a $0.42 per square foot premium (12.4% above the comp's $3.40) while providing 54 fewer square feet, meaning renters pay more per foot for a smaller unit in exchange for the 2019 construction standard and expanded amenity deck.

Opus at 117 McMahon Dr fields a 16-feature amenity suite that outpaces every nearby competitor on at least four signature offerings. The building's dedicated Golf Simulator is absent from Omega on the Park, Tango, and Tango 2, giving Opus residents an indoor practice facility that only Seasons I matches. Its Hot Tub & Jacuzzi is not found at Omega or Seasons I, while the Bowling Alley is missing from both Tango properties. The on-site Car Wash Bay is unavailable at Tango and Tango 2, and the purpose-built Club House has no direct equivalent in any of the four comparables' amenity lists. Together, these features—golf simulation, hydrotherapy, bowling, vehicle care, and a dedicated social clubhouse—create a resort-style lifestyle package that best serves active professionals and young families in their late twenties to mid-thirties who want a full-spectrum recreational and social environment without leaving the building.