Property Overview: 193 Cavell Drive, Winnipeg
Section 1: Key Characteristics & Appeal
This home is a classic one-and-three-quarter storey property in the Bruce Park neighbourhood, built in 1914. Its key characteristic is the generous, above-average lot size for its street—nearly 4,000 sq ft—offering valuable outdoor space in a mature setting. The living area is a practical 1,408 sq ft, providing comfortable space without being excessive. It features a detached garage and a basement that is present but not renovated.
The appeal lies in its position as a solid, no-frills property with land value at its core. It suits a specific buyer: someone looking for a character home on a good-sized lot who is prepared for the realities of a century-old structure. This could be a hands-on buyer planning gradual updates, an investor seeing land potential, or a purchaser prioritizing location and lot size over modern finishes. The home’s assessed value is strong for its immediate street, suggesting it’s a well-regarded property in its micro-market, but it represents a more affordable entry point compared to the city-wide average.
Section 2: Frequently Asked Questions
1. What does "one-and-three-quarter storey" mean?
This is a traditional architectural style where the second floor is smaller than the main floor, often with sloped ceilings or dormer windows. It typically offers cozy, character-filled bedrooms but may have less full-height space than a true two-storey home.
2. The home is over 100 years old. What should I consider?
While the structure has proven its durability, major systems like plumbing, electrical, and the foundation should be a priority for inspection. The unrenovated basement also indicates that significant updates may be needed to modernize the home’s full utility.
3. How does the lot size compare meaningfully?
The lot is in the top 9% for size on Cavell Drive itself, meaning it’s notably larger than most direct neighbours. This is a key advantage for privacy, gardening, or future expansion. In the broader Bruce Park area and city-wide, however, the lot is more average or slightly below average.
4. Why is the last sale price so much higher than the assessed value?
The assessed value (for municipal tax purposes) and market sale price are determined differently. The 2021 sale price of $335,000 reflects what a buyer was willing to pay at that time in the open market, while the current assessed value is an estimate used for calculating property taxes.
5. Who is this property not suited for?
It is likely not a match for buyers seeking a move-in-ready, modernized home with open-concept layouts and updated finishes. It also may not suit those unwilling to budget for ongoing maintenance or potential repairs common with older homes.