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2102 Herman AVENUE
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Opportunities like this don’t come around often in Saskatoon’s core neighbourhoods. Sitting on a rare 50-foot wide corner lot just blocks from the river, this property is all about location, flexibility, and future upside. Whether you’re a developer looking for your next project, an investor searching for a holding property, a flipper wanting your next transformation, or a first-time buyer willing to build sweat equity in an unbeatable location — this one deserves a serious look. The existing 650 sq. ft. home offers two bedrooms, a full bathroom, living room, dining area, kitchen, and an open basement ready for future development. While the home could use updating, the real value here is in the land and the possibilities that come with it. The oversized corner site opens the door for multiple redevelopment strategies — from a potential fourplex build to standalone homes with basement suites, garage suites, or garden suites (buyer to verify options with the city). In the meantime, the property remains very rentable as a holding asset while future plans come together. And for buyers who value lifestyle as much as investment potential, it’s hard to beat this location. Just a short walk to the river trails, the farmers’ market, downtown, and the heart of the Exhibition area, this is the kind of neighbourhood people move into and rarely want to leave. Properties with this combination of lot size, corner exposure, walkability, and redevelopment potential are becoming increasingly hard to find. (id:65958)
Main level
| Room | Dimensions | Features |
|---|---|---|
| Living room | 12 × 10 feet | |
| Dining room | 9 × 9 feet | |
| Kitchen | 9 × 10 feet | |
| Bedroom | 11 × 11 feet | |
| Bedroom | 11 × 10 feet | |
| 4pc Bathroom | 8 × 6 feet |
10-item due-diligence checklist. We can pre-flight most of these for you on a CMA call.
Comparable sales
Ask for 3–5 recent solds within ~1 km and the same beds/baths so the list price has context.
Property condition
Roof age, furnace age, hot-water tank age, electrical panel size, windows. Cosmetic vs structural.
Zoning
Confirm zoning matches your intent (single-family vs duplex vs secondary suite vs commercial).
Suite legality / potential
If suited or being marketed as suited: confirm permits, separate entrance, ceiling height, egress windows.
Monthly carrying cost
Mortgage + property tax + insurance + condo fee (if any) + utilities. Compare to your max budget.
Property taxes
Confirm the annual tax amount on the current assessment — and whether a reassessment is pending.
Insurance estimate
Get a same-day quote. Older homes, knob-and-tube wiring, polybutylene plumbing, flood plains all change the number.
Commute
Drive it (or transit it) at the actual time of day you'd commute. Map ETA lies during peak hours.
Deposit and financing conditions
Deposit size, financing condition window, condition removal date, possession date — all negotiable.
Inspection considerations
Budget for a home inspector ($500–700) and any specialty inspections (sewer scope, mould, asbestos for pre-1990 builds).
Cash on cash
-4.57%
Cap rate
3.95%
GRM
15.1
Break-even rent
$2,177
Financing
Operating expenses (monthly)
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Approximation only. Actual cash flow depends on financing terms, condition reports, current market rents, property tax assessment, condo fees, and tenant quality. Defaults: 4.5% rate, 30-year amortization, 5% vacancy, 1%/yr maintenance, 0.5%/yr CapEx reserve, $80/mo insurance. Property tax estimated at 0.55%/yr where not provided. Talk to a mortgage broker before relying on these numbers.
Pick a down payment and tap any underlined number to edit. Total updates live. Confirm with a mortgage broker before writing an offer.
Monthly carrying costs (shared)
Approximation only. CMHC default insurance is included when down payment is under 20%. Property tax and condo fees come from MLS when listed and may not reflect the current billing year. Accelerated bi-weekly frequency reduces total interest paid vs. monthly — confirm with a broker. Suite rental income depends on permits, market rent, and vacancy. Always validate with a mortgage broker before writing an offer.
We'll reply by text within a few hours. Comparable sales, condition flags, things worth checking — sent before you book a showing.
Listing brokerage
Listing brokerage on file
Listing data via CREA DDF®. Information is deemed reliable but not guaranteed accurate by CREA. Last updated May 24, 2026.
Buyer-fit signals
Derived from listing data and nearby-amenity proximity. Verify anything that matters to your decision — distances are approximate.
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