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409 109th STREET W
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Saskatoon · Single Family · under $825,000 · 11+ bed · 3+ bath. Alerts only send when there are new or meaningfully updated matching homes.
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12 bedrooms. 4 suites. 4 laundries. Massive revenue potential. Opportunities like this are RARE. Located in one of Saskatoon's strongest rental markets, this purpose-built fourplex in Sutherland is an investment built for long-term performance. Just minutes from the University of Saskatchewan, Royal University Hospital, downtown, and the entire east side, this is a location that consistently attracts quality tenants. Each of the four self-contained suites offers three bedrooms, a full bathroom, private laundry, separate entrances, and approximately 1,000 sq. ft. of functional living space. The upper suites feature large windows and front balconies, while the bi-level lower suites benefit from oversized above-grade windows that create bright, comfortable living spaces. Outside, each side enjoys its own fenced yard and rear parking. The real bonus is the impressive 30' x 28' heated and insulated detached shop—a rare value-add with endless potential for storage, additional rental income, or owner use. Whether you're expanding your portfolio or looking for a high-performing multi-family asset in a prime location, this is an investment worth a serious look. (id:65958)
Basement
| Room | Dimensions | Features |
|---|---|---|
| Laundry room | 8 × 6 feet | |
| Laundry room | 8 × 6 feet | |
| 3pc Bathroom | 8 × 6 feet | |
| Bedroom | 11 × 11 feet | |
| Bedroom | 11 × 11 feet | |
| Bedroom | 12 × 12 feet | |
| Kitchen | 10 × 10 feet | |
| Living room | 12 × 12 feet | |
| 4pc Bathroom | 8 × 6 feet | |
| Bedroom | 11 × 11 feet | |
| Bedroom | 11 × 11 feet | |
| Bedroom | 12 × 12 feet | |
| Kitchen | 10 × 10 feet | |
| Living room | 12 × 12 feet |
Main level
| Room | Dimensions | Features |
|---|---|---|
| Laundry room | 8 × 6 feet | |
| Laundry room | 8 × 6 feet | |
| 3pc Bathroom | 8 × 6 feet | |
| Bedroom | 11 × 11 feet | |
| Living room | 12 × 12 feet | |
| Kitchen | 10 × 10 feet | |
| Bedroom | 12 × 12 feet | |
| Bedroom | 11 × 11 feet | |
| Bedroom | 11 × 11 feet | |
| 4pc Bathroom | 8 × 6 feet | |
| Kitchen | 10 × 10 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
-6.71%
Cap rate
3.52%
GRM
16.7
Break-even rent
$4,633
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 Jul 11, 2026.
| Living room |
| 12 × 12 feet |
| Bedroom | 12 × 12 feet |
| Bedroom | 11 × 11 feet |
Location of this listing. Distances are straight-line.
Full neighbourhood intelligence (schools, halal, mosques, transit) is still building for this address.
Buyer-fit signals
Derived from listing data and nearby-amenity proximity. Verify anything that matters to your decision — distances are approximate.