The sector takes in Silverspring, Erindale, Arbor Creek, Willowgrove and the University Heights Suburban Centre, and what multi-family stock exists tends to be townhouse condominium blocks near the commercial centre and collector roads rather than large apartment buildings, so comparable sales are thin and often more than a year apart.
For a property with up to four units, lenders and appraisers still work from comparable sales adjusted for rental income; above that, valuation shifts to stabilized net operating income divided by a market capitalization rate, and a lender will typically require a report from an Appraisal Institute designated appraiser before advancing funds.
The most common mistake is treating a single-family home with a basement suite as multi-family; it only counts if the City of Saskatoon has permitted that suite, and an unpermitted one is credited at close to zero. Get your hand-reviewed valuation from Joel Dyck.