For Sale by Owner & Auction

4 of 6 - Investment Property Portfolio For Sale

Year Built: 1900
Bed: 3
Bath: 1
Stories: 2
Zoning: CD3.3
Property Type: Residential
Description: Single Family detached
Frontage: 80.0 ft.
Depth:
Site Area: 12044.8F
Measurements: 122.97ft. x 80.31ft. x 163.12ft. x 54.21ft. x 40.15ft. x 26.1ft
Site Variance: Irregular
Driveway Type: Licensed or On-Street Parking

Fair Market Valuation (FMV) Analysis

650 Mercer St, Windsor, ON N9A 1M9 

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

Summary Page Report (USPAP/CUSPAP) 

Overview Informational Purposes ONLY

Subject Property Overview

• Address: 650 Mercer St, Windsor, ON N9A 1M9
• Legal: PIN 011670222 (Lot 109 Plan 122; Pt Lot 108 Plan 122 as in      R281640; S/T R281640; Windsor)
• Owner: (Purchased July 17, 2003 – long-term hold)
• Property Type: Residential – Single-family detached (3 bed, 1 bath, 2 stories)
• Year Built: 1900 (≈126 years old)
• Zoning: CD3.3 (Commercial District 3.3 – permits a wide range of      commercial uses including retail, offices, repair shops, and potentially residential as accessory or under specific provisions; offers redevelopment flexibility beyond standard residential)
• Lot: Frontage 80.0 ft, large irregular Site Area ≈12,045 sq ft      (complex measurements: 122.97 ft x 80.31 ft x 163.12 ft x 54.21 ft x 40.15 ft x 26.1 ft). Licensed/on-street parking.
• Condition: Poor – sold “as is, where is.” Historic structure with expected major deferred maintenance.
• Location: Central Windsor (consistent with your Glengarry/Aylmer      portfolio). Proximity supports mixed-use potential given zoning.

Effective Date of Valuation: June 25, 2026. 

Purpose: Fair Market Value for potential sale/auction/investment (as-is). Valuation Approaches: Sales Comparison (residential lens) with heavy weight to land/redevelopment due to CD3.3 zoning; Cost dominant for land value.

Market Context Central Windsor properties with commercial zoning on large lots appeal to investors for redevelopment or mixed-use. Older residential stock trades at discounts, but CD3.3 zoning unlocks higher potential (e.g., commercial conversion). Market conditions mirror prior analyses: selective demand for value-add opportunities.

Sales Comparison Approach Adjusted for similar central older homes/large lots, with zoning premium. Residential comps supplemented by commercial/land indicators.

Key Indicators:

• Mercer St and nearby central homes: Smaller/updated listings $230K–$400K+; larger irregular lots command premiums.
• CD3.3 zoned properties: Higher values due to flexibility (auto-related or retail potential).
• Portfolio context: Aligns with your other central holdings (larger lots enhance redevelopment).

Adjustments: Significant downward for poor condition/age; upward for lot size (12K+ sq ft), frontage, and commercial zoning (development potential).

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

$350,000 – $550,000 CAD (most probable $400,000–$480,000).

• Lower: Pure residential use with heavy repairs.
• Upper: Zoning-driven redevelopment or commercial adaptation value (land-heavy).
• Per sq ft (lot): ≈$30–$45/sq ft reflecting core location and zoning.

Cost Approach Context

• Land value (large irregular lot, CD3.3): Primary driver, $300K–$500K+.
• Improvements (1900 single-family, poor condition): Highly depreciated.

Income Approach Context Limited as single-family in poor condition; higher potential post-conversion under commercial zoning (e.g., rental or mixed-use).

Key Assumptions, Limitations & Extraordinary Assumptions

• No inspection; relies on public data. Zoning allows broader uses – verify specific permissions/variances.
• As-is sale with buyer assuming all risks (historic building, environmental).
• Long ownership suggests possible operational history or accumulated issues.

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.