Documentation is the deciding factor. A 12-month rent roll, signed lease agreements, permit records and utility separation all shape how a buyer's lender treats the property, and a two-family home with clean paperwork on all of it markets very differently than one where the second suite is undocumented.
Your buyer pool splits into two groups too: owner-occupiers who want the rental income to offset their mortgage, and pure investors comparing your property against every other two-family listing in the city on cash flow alone, which affects how you should price and market it.
Joel Dyck has sold two-family homes in Saskatoon to both buyer types and prices to the one most likely to buy yours. Get your hand-reviewed valuation from Joel Dyck.