For Sale by Owner & Auction

5 of 6 - Investment Property Portfolio For Sale

Year Built: Not specified (likely historic/early 20th century given area context)
Zoning: CD3.3
Description: Large office building (generally multi - tenanted, over 7,500 s.f.)
Site Variance: Corner
Property Type: Commercial
Frontage: 81.28 ft.
Measurements: 91.63ft. x 110.0ft. x 81.59ft. x 49.53ft. x 10.04ft. x 60.22ft
Site Area: 9569.11F
Site Variance: Irregular
Driveway Type: Licensed or On-Street Parking

Fair Market Valuation (FMV) Analysis

500 Wyandotte St E, Windsor, ON N9A 3H9 

– As-Is, Where-Is, Poor Condition (June 2026).

Summary Page Report (USPAP/CUSPAP)

Overview Informational Purposes ONLY  – Commercial Office Focus

Subject Property Overview

• Address: 500 Wyandotte St E, Windsor, ON N9A 3H9
• Legal: PIN 011680374 (Pt Lot 1-3 Block 21 Plan 126 Windsor, Parts 1-3 12R2531 S/T R647876)
• Owner: (Purchased August 28, 2009)
• Property Type: Commercial – Large office building (multi-tenanted, generally >7,500 sq ft)
• Year Built: Not specified (likely historic/early 20th century given area context)
• Zoning: CD3.3 (Commercial District 3.3 – broad permissions for offices, retail, services, repair uses, etc.; highly flexible for multi-tenant or redevelopment)
• Lot: Corner site, Frontage 81.28 ft, Site Area 9,569 sq ft (irregular      shape with complex measurements). Licensed/on-street parking.
• Condition: Poor – sold “as is, where is.” Multi-tenant office implies      potential vacancy, deferred maintenance on systems/envelope, and tenant improvements needed.
• Location: Prominent central Windsor corner on Wyandotte St E (high-visibility commercial corridor near amenities, consistent with your Glengarry/Mercer/Aylmer portfolio). Strong traffic and accessibility.

Effective Date of Valuation: June 25, 2026. 

Purpose: Fair Market Value for potential sale/auction/investment (as-is). Valuation Approaches: Income and Sales Comparison primary for multi-tenant commercial; Cost for land component.

Market Context (Windsor Commercial Office, Mid-2026) 

Central commercial/office properties benefit from location but face challenges with older stock (vacancy, updates). CD3.3 zoning supports diverse tenants and adaptive reuse. Market favors value-add investors amid stable but selective demand. Larger multi-tenant buildings trade on NOI potential and redevelopment upside.

Sales Comparison Approach Comps for central multi-tenant offices or similar commercial buildings (adjusted for size, condition, tenancy). Limited exact matches; land + building metrics used.

Key Indicators:

• Wyandotte/central commercial: Office/retail buildings in core reflect premiums for corner visibility and size. Multi-unit commercial sales often $500K–$1.5M+ depending on tenancy and condition.
• Portfolio alignment: Synergistic with your other central commercial/residential assets for bundled redevelopment.

Adjustments: Downward for poor condition and potential vacancy; upward for corner location, lot size, and zoning flexibility.

Estimated FMV Range (As-Is, Where-Is): 

$600,000 – $950,000 CAD (most probable ~$700,000–$850,000).

• Lower: High vacancy/repairs, limited immediate income.
• Upper: Strong corner/traffic appeal, multi-tenant scalability, redevelopment potential.
• Per sq ft (building/lot): Adjusted heavily for condition; land contributes substantially.

Income Approach Context Multi-tenanted office: Value based on stabilized NOI (rents minus expenses). As-is discounts for leasing/renovation costs. Market cap rates 7–10%+ for older central offices (risk-adjusted). Potential for higher returns via tenant mix or conversion.

Cost Approach Context

• Land value (corner irregular lot in core): Significant driver ($400K–$700K+).
• Improvements (large office, poor condition): Depreciated but provides base for income generation.

Key Assumptions, Limitations & Extraordinary Assumptions

• No floor plans, tenancy details, or inspection; valuation uses general      description and market trends. Detailed rent roll/operating statements would refine income approach.
• As-is: Buyer assumes tenant issues, maintenance backlog, and compliance.
• Zoning offers excellent flexibility – ideal for office, mixed-use, or alternative commercial.

Your Private Exchange - For Sale by Owner & Auctions

to speak to the seller directly

CALL 519.966.5565 extension 007

Reserve:  Deadline Tender Submission: July 25th, 2026 @ 6:00 pm EST 

* All information presented is believed to be true; however, the buyer is responsible for doing their due diligence & for verifying all information with the city/county/township to determine what can and cannot be done with the property, as well as obtain proper permits & or any necessary site development plan approval. Buyer will also need to confirm the availability of any utilities needed. Being "sold as is where is", the buyer is recommended to due their due diligence before placing their bids/offers.