Property Overview: 215 Johnson Avenue W, Winnipeg
Key Characteristics & Appeal
This one-and-three-quarter storey home, built in 1913, presents a practical opportunity in Winnipeg's Chalmers neighbourhood. Its primary appeal lies in a combination of above-average living space and a manageable lot size within a well-established community. With 1,368 square feet of living area, the home is notably larger than many comparable houses on its street and in the wider neighbourhood, offering more interior room than one might initially expect for the area. The property sits on a 3,842 sqft lot, which is a comfortable, low-maintenance size relative to local norms.
The home suits two main types of buyers: first, the value-conscious purchaser looking for a solid, character home with room to grow into, who is comfortable with a property that has an unrenovated basement and is ready to put in gradual work. Second, it appeals to the pragmatic investor or homeowner who prioritizes functional space and location over modern finishes, seeing the underlying value in the structure and lot. A thoughtful perspective is that while the assessed value is modest citywide, it is perfectly aligned with the local market, suggesting a stable, un-inflated entry point into homeownership without the premium of a rapidly gentrifying area.
Frequently Asked Questions
1. What does "one-and-three-quarter storey" mean for this home?
This style typically features a full main floor and a second floor where the roofline slopes into the walls, creating cozy, character-filled bedrooms with potentially reduced ceiling height in parts of the upper level. It's a classic Winnipeg architectural style.
2. The assessed value seems low. What does this indicate?
The assessed value is for municipal tax purposes and reflects factors like age, location, and market trends. Here, it is average for Chalmers, indicating the home is priced in line with its immediate community rather than the broader, more expensive Winnipeg market. The last sale price was very close to this assessment.
3. How does the lot size compare for gardening or expansion?
At 3,842 sqft, the lot is very close to the neighbourhood average. It provides adequate outdoor space for a garden, patio, and play area, but is not excessively large, which can mean lower maintenance. It may have limitations for major additions without variances, due to its standard dimensions.
4. The home is over a century old. What should I consider?
While the structure has proven its durability, a pre-purchase inspection is essential. Focus should be on the foundation, roof, wiring, and plumbing. The unrenovated basement presents both a project and a blank slate, allowing you to tailor the space to your needs over time.
5. Is the detached garage a standard feature here?
Yes, in this era and style of home, a detached garage is common. It offers flexibility but means dealing with snow removal between the house and garage. It's a practical asset for vehicle storage and extra workshop or storage space.