Property Overview: 1855 Alexander Avenue, Winnipeg
Section 1: Key Characteristics & Appeal
This one-storey home in Brooklands is defined by its modest scale and historic roots, built in 1906. With 718 square feet of living space on a 2,364 sqft lot, it is a compact property that sits below the average size for its street, neighborhood, and the city overall. Its assessed value is notably low compared to Winnipeg-wide averages, but is around the median for Alexander Avenue itself. The home lacks a basement, pool, and garage.
The primary appeal lies in its position as an affordable entry point into the Winnipeg market, particularly for a stand-alone house. It represents a low-maintenance footprint with a lot that, while not large, offers potential for outdoor space relative to the home's size. This property would best suit a first-time buyer, an investor looking for a rental property, or someone seeking a minimalist living situation without the upkeep of a larger home. A thoughtful perspective for the right buyer is viewing its age and simplicity not as drawbacks, but as a straightforward canvas for renovation or a lifestyle unburdened by excess space and property tax.
Section 2: Frequently Asked Questions
1. Why is the assessed value so much lower than the city-wide average?
Assessed value is based on a combination of factors including property size, age, condition, and local market values. This home’s compact living area, older age, and location in Brooklands place it in a different valuation tier than the average Winnipeg home, which reflects its more affordable price point.
2. What are the implications of not having a basement?
The lack of a basement limits storage and utility space, and means mechanical systems like the furnace and water heater are located on the main floor. It can also reduce options for future expansion. However, it eliminates concerns about basement moisture, flooding, or renovation costs associated with below-ground areas.
3. The home sold for $140k in 2022 but only $14.2k in 2016. What explains this?
The 2016 sale price of $14.2k is exceptionally low and not indicative of a standard market transaction. It likely represents a nominal transfer, such as between family members, or a sale of the land with a derelict structure. The 2022 sale price of $140k is the relevant, market-based transaction.
4. How does the lot size compare, and what does that mean for me?
At 2,364 sqft, the lot is smaller than most in Winnipeg but is a fairly typical size for Brooklands and Alexander Avenue. It provides a manageable yard for gardening or relaxing but may not accommodate large additions or extensive outdoor structures without careful planning.
5. The home is older than most in the area. What should I consider?
Built in 1906, the home will likely require a thorough inspection for its foundation, wiring, plumbing, and insulation. While it may possess character, potential buyers should budget for updates to meet modern standards for energy efficiency and safety. Its age also places it in a context of mature neighborhoods with established streetscapes.