Check the rent roll against the Residential Tenancies Act, 2006 first, since a tenanted sale requires existing leases to transfer cleanly, and a buyer's lender will want to see that documentation before financing an income property.
A permitted secondary suite or additional unit, verified through City of Saskatoon records, adds real, underwritable value, while an unpermitted one adds far less than its finish quality would suggest.
The property's own numbers, not the market average, should drive the decision. Get your hand-reviewed valuation from Joel Dyck.