For Sale by Owner & Auction

2 of 6 - Investment Property Portfolio For Sale

Year Built: 1880
Bed: 5
Bath: 3
Stories: 2
Zoning: RD3.1
Description: Duplex
Property Type: Residential
Frontage: 50.0 ft.
Depth: 140.42 ft.
Measurements: 141.82ft. x 50.2ft. x 141.82ft. x 50.48ft
Site Area: 7136.47F
Site Variance: Irregular
Driveway Type: Licensed or On-Street Parking
Garage Type: DETACHED GARAGE
Garage Spaces: 1

Fair Market Valuation (FMV) Analysis
544-548 Glengarry Ave, Windsor, ON N9A 1R1
– As-Is, Where-Is, Poor Condition (June 2026).

Summary Page Report (USPAP/CUSPAP)
Overview for informational purposes ONLY

Subject Property Overview

• Address: 544-548 Glengarry Ave, Windsor, ON N9A 1R1 (duplex)
• Legal: PIN 011680265, Lot 4 Block 21 Plan 126, City of Windsor
• Owner: (Purchased Dec 8, 2017)
• Property Type: Residential duplex (5 beds total, 3 baths, 2 stories)
• Year Built: 1880 (146 years old – significant  age-related considerations)
• Zoning: RD3.1 (Residential District 3.1 – supports duplex/multi-unit      residential uses, ADUs, and compatible redevelopment per Windsor Zoning By-law 8600)
• Lot: Frontage 50.0 ft, Depth 140.42 ft, Site Area ≈7,136 sq ft      (irregular: measurements approx. 141.82 ft x 50.2 ft x 141.82 ft x 50.48 ft). Detached garage (1 space) + licensed/on-street parking.
• Condition: Poor – sold “as is, where is.” Extensive deferred maintenance anticipated (historic structure, systems, envelope). Valuation assumes buyer bears full renovation/demo risk.
• Location: Central Windsor (near Aylmer Ave property, City      Centre/Walkerville-adjacent). Urban core access with similar      opportunities/challenges as nearby holdings.

Effective Date of Valuation: June 25, 2026. 

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

Valuation Approaches: Sales Comparison primary; Cost/Income for multi-unit context.

Market Context (Windsor-Essex, Mid-2026) Similar to prior analysis: Stable but softer market with declining sales volume and steady/flat-to-slightly declining prices in central areas. Duplexes/multi-family in older stock trade on income potential and redevelopment upside, often at discounts for condition. Central Windsor favors investors targeting rentals or conversions.

Sales Comparison Approach (Primary) Comps emphasize duplexes or similar multi-unit older properties in central Windsor. Adjustments for size, condition, income potential, and lot.

Key Comps/Indicators:

• Nearby  Glengarry Ave singles/duplexes: e.g., 773 Glengarry listed $249K (3 bed/2 bath fixer); 759 Glengarry $549K (5 bed/3 bath, updated).
• Multi-unit on Glengarry (e.g., 172/178/182): Larger portfolios $1M+ reflecting scale/income.
• Central duplex/fixer sales: Often $300K–$600K range depending on units/condition;  poor-condition examples trend lower.
• Lot premium: Larger 7,136 sq ft + garage supports higher density/value-add vs. smaller lots.

Adjustments: Heavy downward for age/poor condition (-25–40%+); upward for duplex configuration, lot size, parking/garage, and zoning flexibility.

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

$280,000 – $420,000 CAD (most probable $320,000–$380,000).

• Lower: Severe deterioration, high repair costs.
• Upper: Strong rental/redevelopment appeal (duplex income stream, large lot, core location). Potential post-stabilization upside significant.
• Per unit or sq ft: Adjusted for multi-family metrics; effective gross income multiplier considerations apply for investors.

Cost Approach Context

• Land value (larger lot in core): $200K–$300K+.
• Depreciated improvements (1880 duplex, poor condition): Substantial obsolescence; supports land-value dominant valuation in as-is state.

Income Approach Context Duplex configuration offers immediate (post-rehab) rental potential. Gross rents in central Windsor for similar units support capitalization at market rates (6–8%+ cap rate typical). As-is limits current NOI; value-add driven.

Key Assumptions, Limitations & Extraordinary Assumptions

• No  on-site inspection; public data and comparable trends used. Full due diligence (structural, environmental, title, heritage status) essential for historic 1880 build.
• As-is sale: Buyer assumes all risks, including code upgrades and permits.
• Same ownership as prior subject – portfolio context may influence pricing/strategy.
• Market data current; verify real-time MLS for latest comps.

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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.