Property Overview: 233 Gordon Avenue, Winnipeg
Section 1: Key Characteristics & Appeal
This one-storey home on a generous 3,831 sqft lot in Chalmers presents a specific and compelling opportunity. Its key characteristic is the significant contrast between a modest 624 sqft living area and an above-average lot size for the immediate area. The home itself, built in 1956, is newer than many on its street and in the neighbourhood. It features a renovated basement and a detached garage.
The primary appeal lies in its potential. The combination of a large, blank-canvas lot and a smaller, older home is ideal for buyers looking for a land-value play or a long-term renovation project. It suits practical investors, builders, or handy homeowners planning a significant expansion or eventual rebuild. The renovated basement adds immediate functional living space, offering a stop-gap solution while planning for the property's future.
A less obvious perspective is its relative affordability within its own streetscape. The home's assessed value ranks above average for Gordon Avenue, yet its recent sale price was near the street average, suggesting the market recognizes the underlying value of the lot. It’s a property that leans more on its land than its structure, appealing to those who see the foundation not just of the house, but of future possibilities.
Section 2: Frequently Asked Questions
Q: The house seems quite small. Is it livable as-is?
A: Yes, especially with the renovated basement providing additional finished space. It functions as a compact, efficient home, but the layout and size are best suited for individuals, couples, or those comfortable with a cozy footprint.
Q: What does "above average" lot size really mean here?
A: It means that within the Chalmers neighbourhood and particularly on Gordon Avenue itself, this property's lot is larger than most comparable properties. This is its standout feature, offering more outdoor space and redevelopment flexibility than typical area lots.
Q: The assessed value seems very low. Why?
A: Municipal assessed value is not market value. It is a formula-based figure used for calculating property taxes. This assessment reflects the age and size of the dwelling itself. The market price (its sale value) is influenced more heavily by the lot's potential, location, and buyer demand.
Q: Is this a good candidate for a full tear-down and rebuild?
A: Potentially, yes. The lot size supports it, and the existing structure is modest. Any buyer should first consult with the City on zoning bylaws, setback requirements, and building permits to understand the full scope and feasibility.
Q: How does the detached garage impact the property's value?
A: Positively. It provides essential storage or workshop space that the main house lacks. For a property of this size, it's a valuable asset, keeping the main house clear and preserving the option to use the lot for other purposes without sacrificing parking or storage.