Property Overview: 289 Johnson Avenue W
Key Characteristics & Appeal
This two-storey home, built in 1960, presents a compelling blend of space and established neighbourhood character. Its primary appeal lies in its generous 1,880 sqft of living area, which ranks in the top 5% for similar homes on its street and the top 2% within the broader Chalmers neighbourhood, offering significantly more interior space than local averages. The property sits on a 3,447 sqft lot and features a detached garage and a renovated basement, adding functional space and modern convenience.
A thoughtful perspective on this home is its relative modernity within its context. While built in 1960, it is notably newer than most comparable homes in Chalmers, potentially suggesting fewer concerns with outdated major systems found in much older homes. Furthermore, its assessed value ranks highly within the immediate area, indicating it is perceived as a premium property on its street, which can be a stabilizing factor for value.
This property would suit buyers looking for a spacious family home in an established area without the upkeep of a massive lot. It’s ideal for those who prioritize interior living space over extensive yard work and value the practicality of a renovated basement and detached garage. It represents a solid, above-average offering within its specific community.
Frequently Asked Questions
1. How does the lot size compare?
The land area is around the average for Johnson Avenue W and Chalmers, but is below the city-wide average. This suggests a manageable yard typical for the neighbourhood, not an expansive one.
2. What does the "Elite" ranking for Living Area mean?
It means this home’s interior square footage is among the very highest (top 2-5%) when compared directly to similar two-storey homes in both its immediate vicinity and the Chalmers neighbourhood.
3. The home was last sold in 2021. Is that a concern?
Not inherently. It indicates a relatively recent market transaction, which provides a clear, modern price benchmark (sold for $360k) that can be useful for comparison, unlike a property that hasn’t changed hands in decades.
4. Why is the assessed value so much lower than the last sale price?
Municipal assessed value for tax purposes is a mass appraisal formula and often lags behind current market values, especially in a moving market. The 2021 sale price is a more accurate reflection of its recent market worth.
5. Is a 1960-built home considered old?
In Winnipeg's context, and particularly in Chalmers where many homes are from the early 1900s, a 1960 build date is actually above average. It ranks in the top 15% for the neighbourhood, meaning it is newer than most homes around it.