Property Overview: 2802 Ness Avenue
Key Characteristics & Appeal
This 1965-built, four-level split home sits on a generous 4,186 sqft lot in Winnipeg's Booth neighbourhood. Its primary appeal lies in a combination of space, recent updates, and strong value metrics within its immediate area. The 1,498 sqft living area is notably spacious for the street (ranking in the top 4%), and the home features a renovated basement. While it does not have a garage or pool, the property compensates with a lot size that ranks in the top 3% of the neighbourhood.
The home recently sold in February 2024 for $31.5k above its assessed value, suggesting a competitive market perception. Its lot size and living area rank significantly higher locally than city-wide, indicating it offers more space relative to surrounding properties than to Winnipeg averages. This property would suit a buyer looking for a well-sized family home with a modernized basement in an established neighbourhood, who prioritizes interior and lot space over amenities like a garage. A thoughtful perspective is that the strong local rankings for space, contrasted with more average city-wide age and value rankings, presents a specific opportunity: it’s a standout property on its street in key ways, without carrying a premium associated with a top-tier city-wide location.
Frequently Asked Questions
1. What does the "renovated basement" include?
The listing confirms the basement is renovated but does not specify the scope. A prospective buyer should inquire about the finishes, the permit status for any major work, and whether it includes a separate entrance or legal suite potential.
2. How does the lack of a garage affect parking and storage?
The property has no garage. Buyers should assess the driveway capacity for off-street parking and consider the basement and overall layout for alternative storage solutions. The large lot may offer potential for future shed or garage construction, subject to bylaws.
3. The home sold recently in 2024; why is it back on the market?
This is a key question, as the quick turnaround could be due to many neutral reasons (a change in life circumstances, relocation) or could warrant further investigation into the property or area. Requesting sale history context from the agent is advisable.
4. The assessed value is lower than the recent sale price. What does this mean?
The sale price of $31.5k in February 2024 exceeded the $27.6k assessed value. This is common, as assessed values for tax purposes often lag behind current market values. The recent sale price is likely a better indicator of its current market worth.
5. The rankings show top-tier space but more average year-built and value stats. How should I interpret this?
This suggests you are getting a physically larger property and lot for its immediate area compared to newer or higher-valued homes. It appeals to those prioritizing space and established neighbourhoods over a newer build or a premium postcode, representing a specific value proposition.