For Sale by Owner & Auction

6 of 6 - Investment Property Portfolio For Sale

Zoning: CD3.3
Property Type: Commercial
Frontage: 40.0 ft.
Measurements: 50.19ft. x 60.22ft. x 10.04ft. x 49.53ft. x 40.15ft. x 89.54ft. x 20.08ft. x 20.07ft.
Site Area: 4197.92F
Site Variance: Irregular
Driveway Type: Licensed or On-Street Parking

Fair Market Valuation (FMV) Analysis

540 Wyandotte St E, Windsor, ON N9A 3H9 

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

Summary Page Report (USPAP/CUSPAP)

Overview for Informational Purposes ONLY – Commercial Focus

Subject Property Overview

• Address: 540 Wyandotte St E, Windsor, ON N9A 3H9
• Legal: PIN 011680373 (Pt Lot 1-3 Block 21 Plan 126 Windsor, Parts 4-6 12R2531 S/T R647876)
• Owner: (Purchased Nov 3, 2009)
• Property Type: Commercial (description not detailed; likely support/ancillary to nearby office or standalone commercial given context)
• Year Built: Not specified (area suggests historic/early      20th century)
• Zoning: CD3.3 (Commercial District 3.3 – broad permissions for offices, retail, services, automotive-related, and more; excellent flexibility)
• Lot: Frontage 40.0 ft, Site Area 4,198 sq ft (highly irregular shape      with complex measurements). Licensed/on-street parking.
• Condition: Poor – sold “as is, where is.” Smaller commercial parcel with expected maintenance needs.
• Location: Wyandotte St E corridor (adjacent/synergistic with 500 Wyandotte St E; high-visibility central commercial area).

Effective Date of Valuation: June 25, 2026. 

Purpose: Fair Market Value for potential sale/auction/investment (as-is). Valuation Approaches: Sales Comparison and land-focused Cost; Income if tenanted.

Market Context Smaller commercial lots on Wyandotte benefit from traffic and zoning but are value-add oriented in current market. Proximity to your larger office holding at 500 Wyandotte enhances combined appeal for assembly/redevelopment.

Sales Comparison Approach Comps for small central commercial parcels or lots in similar corridors (adjusted for size, irregularity, condition).

Key Indicators:

• Wyandotte E commercial: Smaller sites trade based on redevelopment or support use potential. Corner/adjacent parcels add assembly value.
• Broader central comps: Land values in CD3.3 zones support $40–$60+/sq ft for improved sites.

Adjustments: Downward for poor condition and small size; upward for location, zoning, and portfolio adjacency (potential assemblage with 500 Wyandotte).

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

$180,000 – $320,000 CAD (most probable ~$220,000–$280,000).

• Lower: Standalone with limited improvements.
• Upper: Assemblage/redevelopment premium with adjacent holdings.
• Per sq ft (lot): ≈$45–$75/sq ft reflecting core commercial zoning.

Cost Approach Context

• Land value (irregular 4,198 sq ft corner-influenced lot): Primary component.
• Improvements: Minimal contribution in poor condition.

Income Approach Context Dependent on current tenancy/use (not detailed). Potential for rental or owner-operator support functions.

Key Assumptions, Limitations & Extraordinary Assumptions

• Limited specifics on building/use; valuation general based on description and comparables. Site visit/records review advised.
• As-is with buyer assuming risks. Strong synergy with your 500 Wyandotte holding.

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.