Property Overview: 179 Gordon Avenue, Winnipeg
Section 1: Key Characteristics & Appeal
This one-storey home on a 2,744 sqft lot in Chalmers is defined by its potential and its position as a land-value opportunity. Built in 1912, the 680 sqft living space is compact and likely requires modernization, as the basement is noted as unrenovated. The property includes a detached garage.
Its primary appeal lies in its data: the lot size is above average for Gordon Avenue itself (top 27%), suggesting a relatively generous outdoor space for the immediate area. The assessed value is modest and in line with local norms. Recent sale history shows significant volatility, with a sale at $160k in late 2023 followed by a sale at $24.5k in early 2024, indicating a scenario that demands careful investigation but may present a unique entry point.
This property would suit a specific buyer: a hands-on investor or renovator looking for a footprint in a mature neighbourhood without a premium price tag for land. It’s less suited for those seeking immediate move-in condition or expansive indoor living space. A thoughtful perspective is that its smaller interior and large-for-the-street lot could be a long-term canvas for an expansion or re-build, making it a strategic hold in a well-established community.
Section 2: Frequently Asked Questions
1. Why was there such a large difference between the 2023 and 2024 sale prices?
This large discrepancy is unusual and requires direct clarification. It may relate to a non-arms-length transaction, a sale of partial interest, or specific conditions not reflected in the raw data. Consulting with a real estate professional to understand the full context is essential.
2. What does "below average" living area mean for daily life?
At 680 sqft, the home is significantly smaller than the Winnipeg average. This typically means efficient use of space is paramount, with likely fewer separate rooms. It may appeal to minimalist living, but families or those needing home offices should consider the spatial constraints carefully.
3. How should I interpret the "above average" lot size ranking?
While the lot is below the city-wide average, it ranks well on its own street. This means you’re getting more outdoor space than many direct neighbours, which could be a advantage for gardening, adding a deck, or future projects, relative to the immediate locale.
4. What are the implications of a 1912 build date?
Homes of this age possess character but require diligent inspection. Potential for original materials like plaster and lathe, older wiring or plumbing, and foundational settling should be professionally evaluated. It also may not have insulation standards of newer homes, affecting utility costs.
5. The assessed value is much lower than typical Winnipeg homes. What does this indicate?
The low assessed value reflects the home’s modest size, age, and condition relative to the entire city market. It generally correlates with lower property taxes, but it is not a direct indicator of market sale price. The recent sale prices are the more relevant market indicators.