Property Overview
This two-storey home at 51 Mossy Oaks Cove in Assiniboia Downs is a standout property defined by its generous space and established value. Built in 2008, it sits on a large, approximately 12,205 sqft lot. The home's nearly 2,700 sqft of living space is notably larger than most in the immediate area, ranking in the top tier for size both on its street and across Winnipeg. It features an attached garage and a renovated basement. The property’s assessed value places it among the top 1% of homes in the city, suggesting a premium, well-maintained asset in a mature neighbourhood.
Key Characteristics & Appeal
The primary appeal of this home lies in its combination of modern convenience and established presence. Unlike many newer subdivisions, the property offers a substantial, private lot that is increasingly rare. The renovated basement adds valuable finished living space, making it a truly turnkey property. Its strong value metrics—ranking highly for lot size, living area, and assessed value—indicate a home that has been a sound investment.
This property would ideally suit a buyer looking for more room without moving to the urban fringe. It’s perfect for a growing family that needs the space of a newer build but appreciates the character of a settled neighbourhood. It also appeals to value-conscious buyers who prioritize equity and proven market performance, as the numbers suggest a history of stability and desirability compared to its peers.
Frequently Asked Questions
1. What does the "top percentile" ranking actually mean?
These rankings compare this specific property against all others on its street, in the neighbourhood, and across Winnipeg. For example, ranking in the "Top 1%" in Winnipeg for assessed value means it is valued higher than 99% of all residential properties in the city, indicating a premium asset.
2. The home was built in 2008. What should I consider about its age?
A 2008 build is relatively modern, meaning major systems like plumbing, electrical, and the roof are likely still within their typical lifespan. However, it’s now at an age where some initial components (like the furnace, water heater, or exterior finishes) may be due for routine inspection or preventative maintenance.
3. The lot is large, but what are the implications?
A 12,205 sqft lot provides excellent privacy, space for gardening, and room for additions like a deck or shed. The trade-off is greater responsibility for maintenance, such as lawn care and landscaping, and potentially higher costs for any future fence installation or yard upgrades.
4. How does the renovated basement affect the living space and value?
The renovated basement effectively adds functional square footage to the home, which is a significant value-add. It’s ideal for a family room, home office, or guest space. Ensure renovations were permitted and completed to code by requesting documentation during the buying process.
5. The sold price from 2020 is lower than the current assessed value. Is this a concern?
Not necessarily. The 2020 sale price is a historical data point. The current assessed value, which is significantly higher, reflects the city’s estimation of its market value for tax purposes now, influenced by market-wide appreciation, the basement renovation, and the property’s standout characteristics compared to others.