838 Cloutier Drive

Property Overview

This single-storey home at 838 Cloutier Drive presents a unique value proposition defined by its contrasts. Its key appeal lies in offering substantial citywide value and space from a 1973 build, set on an exceptionally large lot, but within an established neighbourhood where it sits at a more modest scale compared to its immediate peers.

Key Characteristics & Ideal Buyer

The home's primary characteristics are a renovated basement, attached garage, and 1,669 sqft of living space. Its standout feature is the land: at 13,728 sqft, the lot is in the top 3% citywide, offering rare potential for expansion, gardening, or private outdoor living. This is contrasted by its position on Cloutier Drive, where homes are typically larger and on even bigger lots, making this property one of the more modest in its immediate area.

The appeal here is multifaceted. For the price, you secure above-average interior space and a truly elite-sized lot compared to the rest of Winnipeg. The renovated basement adds modern living space. However, the perspective shifts locally; on its own street, the home is below average in size, value, and lot size relative to its neighbours. This creates an opportunity for a buyer who values a large yard and solid interior space but doesn’t require the largest house on the block. It would suit a practical buyer looking for value, space to grow into, and who may see the established neighbourhood and oversized lot as a wiser long-term investment than a newer home on a standard parcel. It’s also a sensible fit for those wanting single-level living without sacrificing yard space.

Frequently Asked Questions

1. Is this a good value for the area?
The data shows a split story. Citywide, its assessed value is in the top 13%, indicating strong overall value for what you get. On Cloutier Drive itself, it is one of the lower-valued homes, which can represent an entry point into a desirable area.

2. What does "renovated basement" include?
The listing confirms the basement is renovated but does not specify the scope. This is a key detail to clarify with the listing agent regarding the finishes, permits, and the nature of the renovation (e.g., cosmetic vs. structural).

3. How does the lot size compare practically?
At nearly 14,000 sqft, the lot is over double the Winnipeg average. This offers significant privacy, room for additions like a deck or shed, and ample green space, which is a rare find in the city.

4. Why is there a difference between the last sale price and current assessed value?
The home sold for $450,000 in 2019 and is now assessed at $550,000. This increase reflects market trends over five years and the value added by the basement renovation. The sale price will be determined by current market conditions.

5. What are the implications of the home's age (built 1973)?
As a home from the 1970s, it may have original components, like windows or the roof, that are nearing or due for replacement. A thorough inspection is advised to budget for any major updates, balanced against the character and established neighbourhood feel of an older home.