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Sexsmith · Single Family · under $450,000 · 4+ bed · 1+ bath. Alerts only send when there are new or meaningfully updated matching homes.
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9602 91 Street
Welcome to this beautifully maintained 5-bedroom, 2-bathroom bi-level situated on a desirable corner lot in the heart of Sexsmith! Backing directly onto the grounds of RWZ Elementary School and Sexsmith Secondary School, this home offers an unbeatable location for growing families. Just steps away is the Sexsmith Child Development Centre, making daycare and school drop-offs incredibly convenient.The bright, open main floor is filled with natural light from its south-facing windows and features three spacious bedrooms, an updated kitchen, dining area, living room, and a beautifully renovated main bathroom.Downstairs offers exceptional flexibility with two additional bedrooms, a full bathroom, generous family room, laundry area, and a non-conforming mother-in-law suite complete with its own separate entrance through the heated double attached garage and a full second kitchen. Whether you’re accommodating extended family, welcoming long-term guests, this versatile space is ready to meet your needs.Recent updates include a new roof (2021) and hot water tank (2025), while the heated double attached garage makes Alberta winters that much more enjoyable. The fully fenced backyard backs directly onto the school grounds, and plans are currently underway for a new inclusive playground just beyond your fence.Living in Sexsmith means becoming part of a welcoming community that truly embraces family life. From excellent schools and youth sports to walking trails, the popular disc golf course, community events, parks, and small-town charm, it’s easy to see why so many people love calling Sexsmith home. This is a community where kids can grow, neighbours know each other, and everything you need is just minutes away.Whether you’re searching for your forever family home, multi-generational living, or an investment opportunity, this property offers incredible value. Flexible possession is available, including occupancy before the start of the school year. (id:65958)
Basement
| Room | Dimensions | Features |
|---|---|---|
| Other | 9.17 Ft x 8.17 Ft | |
| Bedroom | 12.00 Ft x 12.00 Ft | |
| 4pc Bathroom | 13.00 Ft x 7.00 Ft | |
| Bedroom | 12.00 Ft x 8.00 Ft | |
| Family room | 15.42 Ft x 13.33 Ft |
Main level
| Room | Dimensions | Features |
|---|---|---|
| 4pc Bathroom | 8.75 Ft x 5.00 Ft | |
| Bedroom | 10.00 Ft x 8.42 Ft | |
| Bedroom | 12.00 Ft x 8.42 Ft | |
| Primary Bedroom | 12.00 Ft x 11.17 Ft | |
| Kitchen | 12.67 Ft x 9.17 Ft | |
| Dining room | 9.50 Ft x 5.75 Ft | |
| Living room | 6.00 Ft x 12.00 Ft | |
| Laundry room | 6.00 Ft x 3.00 Ft |
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
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Suite legality / potential
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Monthly carrying cost
Mortgage + property tax + insurance + condo fee (if any) + utilities. Compare to your max budget.
Property taxes
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Insurance estimate
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Commute
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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
11.27%
Cap rate
7.12%
GRM
10.1
Break-even rent
$2,510
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.
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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 Jun 26, 2026.
Buyer-fit signals
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Location of this listing. Distances are straight-line.
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