For Sale by Owner & Auction

1 of 6 - Investment Property Portfolio For Sale

Year Built: 1909
Bed: 3
Bath: 1
Stories: 1
Zoning: RD3.1
Property Type: Residential
Frontage: 33.33 ft.
Depth: 140.41 ft.
Site Area: 4679.86F
Measurements: 67.29ft. x 141.01ft. x 66.77ft. x 141.01ft
Site Variance: Irregular
Driveway Type: Licensed or On-Street Parking
Parking: Rear parking lot

Fair Market Valuation (FMV) Analysis

539 Aylmer Ave, Windsor, ON N9A 1T7

'As-Is, Where-Is, Poor Condition' (June 25, 2026).

Summary Page Report Overview (USPAP/CUSPAP):

Informational Purposes ONLY.

Subject Property Overview

• Address: 539 Aylmer Ave, Windsor, ON N9A 1T7
• Legal: PIN 011680626, Lot 4, Part Lot 3 Block 22 Pl 126 as in R1143714, R1184968, City of Windsor
• Owner: (Purchased Jan 10, 2012)
• Property Type: Single-family residential (3 bed, 1 bath, 1 story)
• Year Built: 1909 (117 years old)
• Zoning: RD3.1 (Residential District 3.1 – permits single-family      dwellings, with potential for additional dwelling units or compatible uses under Windsor Zoning By-law 8600)
• Lot: Frontage 33.33 ft, Depth 140.41 ft, Site Area 4,680 sq ft      (irregular shape: measurements 67.29 ft x 141.01 ft x 66.77 ft x 141.01 ft). Rear parking lot with licensed/on-street options.
• Condition: Poor – sold “as is, where is.” Significant deferred maintenance expected (structure, systems, finishes). No interior photos or detailed inspection available; valuation assumes substantial renovation or demolition/rebuild potential.
• Location: Central/downtown Windsor core (City Centre neighbourhood).  Proximity to amenities (e.g., Caesars Windsor, parks, services) but typical urban challenges (traffic, older stock).

Effective Date of Valuation: June 25, 2026 (current market conditions).

Purpose: Fair Market Value for potential sale/auction/investment (as-is).

Valuation Approaches: Primarily Sales Comparison (most reliable for residential); Cost and Income approaches considered for context (limited data).

Market Context (Windsor-Essex, Mid-2026) Windsor’s market shows stability with some softening:

• Average/median sale prices for single-family homes $510K–$565K city-wide (varies by  area; downtown/central lower).
• Sales volume down YoY (e.g., May 2026: 16–17% decline), but prices relatively flat/resilient compared to hotter Ontario markets.
• Older urban stock (pre-1940) trades at discounts due to renovation costs, energy efficiency issues, and buyer preferences for turnkey properties.
• Downtown/core areas emphasize redevelopment potential (e.g., ADUs, multi-unit conversions under RD3.1).
• Interest rates, affordability, and local economy (manufacturing, cross-border) influence demand. Poor-condition “fixer-uppers” or as-is sales often close  20–40%+ below renovated comps.

Sales Comparison Approach (Primary) Adjusted comps focus on similar age/size/condition in central Windsor (Aylmer Ave and nearby streets). Limited exact matches due to as-is status; adjustments for condition, lot, updates, location.

Key Comps/Indicators (recent/nearby as of 2026):

• 229 Aylmer Ave (nearby on same street, built 1900, 3 bed/1 bath, as-is): Listed $449,900. Similar vintage, poor/renovation-needed      condition, large rear yard/alley access. Strong direct comp.
• Other central/downtown 3-bed/1-bath older homes: Sales/listings in $250K–$400K range for fixer-uppers (e.g., University Ave, Chatham St. E examples  around $290K–$300K).
• Multi-family  or larger lots on/near Aylmer (e.g., 485 Aylmer): Higher ($529K+),  reflecting income potential.
• Broader central Windsor: Renovated or average-condition homes $350K–$500K+;  poor-condition discounts significant. Lot value (rear parking) adds appeal  for redevelopment.
• 
  

Adjustments Considered:

• Age/Condition:  -20–40%+ vs. updated comps (major systems, cosmetic, structural).
• Size/Lot: Positive for irregular lot + parking (supports higher density potential).
• Location: Neutral/positive for core access, negative for urban wear.
• Market  Timing: Soft demand for as-is in slower sales environment.

Estimated FMV Range (As-Is, Where-Is): $220,000 – $320,000 CAD (most probable $260,000–$290,000).

• Lower  end: Heavy renovation/demo costs, buyer risk.
• Upper end: Strong redevelopment appeal (lot size, zoning, parking, core location) for investors/contractors.
• Per sq  ft (assuming 1,000–1,500 sq ft GLA typical for era): Roughly $150–$250/sq ft adjusted downward heavily for condition.

Cost Approach Context

• Land value (core lot): Estimated $150K–$250K+ based on size/frontage/comps.
• Improvement value (1909 build, poor condition): Depreciated significantly (physical + functional obsolescence). Reproduction cost new minus depreciation likely yields similar or lower indication than sales comps.

Income Approach Context (if rental/redevelopment)** Potential for rental or conversion, but poor condition limits current income. Post-renovation cap rates in Windsor ~6–8% for small residential.

Key Assumptions, Limitations & Extraordinary Assumptions

• No interior inspection; relies on public data, buyer due diligence      recommended (environmental, structural, title).
• As-is: No seller warranties; buyer assumes all risks (code compliance, permits).
• Market data current as of search; real-time MLS verification advised.
• Zoning  allows residential uses; confirm ADU/multi-unit potential with City Planning.
• Owner corporate entity – may imply investment/liquidation motive.

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.