Joel Dyck weighs lot size and suite legality into the number instead of reading it off an algorithm. The 'two-family' label matters because it changes what a lender and an appraiser will count. City of Saskatoon Zoning Bylaw 8770 requires a building permit before a second unit is treated as a legal suite, and only a permitted unit's income gets added to a valuation. An unpermitted second kitchen or entrance can look identical in photos and still be worth close to nothing on paper.
Public records and automated estimates see the square footage of a two-family home but not whether that second unit was ever inspected or permitted, which is exactly the gap a hand-reviewed valuation closes. Montgomery Place's mature lots also hide upgrades, like a rebuilt foundation or added insulation, that never made it into a permit file an algorithm can read.
A two-family Montgomery Place property with a legal, permitted second suite and a documented improvement history prices meaningfully higher than one without either. Get your hand-reviewed valuation from Joel Dyck.