Property Overview: 257 Larsen Avenue, Winnipeg
Key Characteristics & Appeal
This one-and-three-quarter storey home, built in 1946, presents a practical opportunity in Winnipeg's Chalmers neighbourhood. Its key features include a renovated basement and a detached garage. The property’s primary appeal lies in its efficient scale and established location. With 1,000 sqft of living space on a 3,299 sqft lot, it offers a manageable footprint without feeling cramped—a balanced option for those who want a traditional home but don't require extensive square footage.
The data reveals a nuanced position: while the home's living area is around the neighbourhood average, its lot size is notably above average for Larsen Avenue itself, suggesting a bit more outdoor space than some immediate neighbours. The assessed value is above average for both the street and the broader Chalmers area, which often indicates a well-maintained property or desirable location within the micro-market.
This home would suit first-time buyers, downsizers, or pragmatic investors looking for a solid, no-fuss property in an established area. Its renovated basement adds functional space, and the detached garage provides flexibility. The appeal is grounded in value and practicality rather than luxury, ideal for someone seeking a straightforward entry into homeownership with room for personal touches over time.
Frequently Asked Questions
1. What does "one-and-three-quarter storey" mean for this home?
This is a common Winnipeg architectural style, typically featuring a full main floor and a second floor where the roofline slopes inward, creating cozy bedrooms with potentially sloped ceilings. It offers more character and space than a bungalow but often with a simpler roof line than a full two-storey.
2. The assessed value seems high for the area. Does that mean the taxes are high?
Not necessarily. While the assessed value is above average for Chalmers, property taxes are calculated using a city-wide mill rate. A higher assessment relative to nearby homes suggests the municipality views the property as being in better condition or having more desirable attributes, but you should calculate the actual tax using the current mill rate for a precise figure.
3. How does the lot size compare practically?
At 3,299 sqft, the lot is larger than many on Larsen Avenue (top 18% on the street). This could mean a more generous backyard or side yard compared to neighbours, offering valuable outdoor space for gardening, recreation, or storage.
4. The home last sold in 2016. What should I consider?
A sale eight years ago suggests the current sellers have had a stable ownership period. It’s wise to inquire about the age and scope of key updates (roof, furnace, windows) made during their tenure, as well as the specifics of the basement renovation (permits, moisture control).
5. The living area is below the Winnipeg city average. Will it feel small?
At 1,000 sqft, it is compact by city-wide standards but typical for the neighbourhood. The efficient use of space across two floors and the addition of a renovated basement can make it feel ample for a small household. It prioritizes function over sheer size, which can mean lower utility costs and less maintenance.