Property Overview: 1836 Legion Avenue
Section 1: Key Characteristics & Appeal
This is a modest, one-storey home on a standard city lot in Winnipeg's Brooklands neighborhood. Built in 1956, its key characteristic is its land value; the lot size is above average for Brooklands. The living space is compact at 624 sq ft, making it one of the smallest homes in the immediate area. It features a detached garage and has no basement.
The primary appeal lies in its affordability and potential. With a very low assessed value and a historically low sale price, it represents a high-value entry point into the Winnipeg market. This property is best suited for a specific buyer: an investor looking for a land-value play or a renovation project, or a very budget-conscious first-time buyer willing to live in a small footprint while building equity. Its appeal is not in its current condition or size, but in the opportunity it presents—the lot itself is a solid asset in a neighborhood where land values are stronger than the home's current assessment suggests.
Section 2: Frequently Asked Questions
1. Why is the living area so much smaller than nearby homes?
At 624 sq ft, this is a notably compact home. It's likely one of the original floorplans in the area that hasn't been expanded, which is a key factor in its lower assessed value compared to neighbors with additions or larger builds.
2. What does the "land value" appeal actually mean for a buyer?
The lot is larger than many in Winnipeg and is above average for Brooklands. For an investor or future renovator, this means the property's underlying value is tied more to the land itself than the existing structure, which could be redeveloped or significantly expanded (subject to zoning).
3. The last sale price was very low. What does that indicate?
The 2017 sale price of $12,500 is far below typical market values and even the current assessment. This strongly suggests the property was sold under unique, non-arm's length circumstances (like to a family member) or in a specific condition that isn't reflected in the public data. It should not be used as a benchmark for its current market value.
4. Who would this property not suit?
It would not suit a family needing multiple bedrooms or ample living space, anyone unwilling to take on renovation work, or a buyer seeking a move-in-ready home with modern amenities. The lack of a basement also limits storage and potential living space.
5. How should I interpret the assessment rankings?
The rankings show the home is below average in value and size compared to its street, neighborhood, and city. However, the land size ranking is strong in Brooklands. This disparity highlights the situation: you are purchasing a better-than-average lot with a home that currently underperforms on it, which defines both the opportunity and the work required.