Property Overview
1038 Dorchester Avenue is a classic two-and-a-half storey home built in 1914, located in Winnipeg's established Crescentwood neighbourhood. With 1,657 sqft of living space and a detached garage, it sits on a 3,032 sqft lot. The home features a basement that is noted as not being renovated. It last sold in September 2024 and has an assessed value of $410,000.
Section 1: Key Characteristics & Appeal
This home’s primary appeal lies in its location within a desirable, mature neighbourhood. The house itself presents a classic footprint with room for customization. Its living area is notably above the city-wide average, offering good interior space for its assessed value bracket. However, the lot size is significantly smaller than typical for both Crescentwood and the immediate street, which is a key consideration.
The property would suit a specific type of buyer: someone seeking an entry point into a prestigious area who is comfortable with a home that may require updates, particularly in the basement. It’s a practical choice for those who value neighbourhood character and location over a large yard or a modern, turn-key property. A thoughtful perspective is that the smaller, more manageable lot could be seen as a benefit for buyers seeking lower maintenance outdoor space without sacrificing interior square footage. It represents a balance—offering the cachet of Crescentwood while standing out as a relatively more compact and potentially affordable option within the area.
Section 2: Frequently Asked Questions
1. How does the lot size impact the property?
The lot is approximately 3,000 sqft, which is below average for Crescentwood. This means smaller outdoor space but potentially less yard maintenance. It’s important to verify setback rules and any expansion potential with the city.
2. What does “basement not renovated” imply?
This typically indicates the basement retains its original or older state, likely with foundational systems (like plumbing, electrical, insulation) that may be functional but dated. Buyers should budget for potential updates and include a thorough inspection.
3. Is the assessed value a reliable indicator of the sale price?
The assessed value ($410k) is for municipal tax purposes. The home sold for $451k in September 2024, indicating market value can differ. Recent sale prices on the same street are a more direct guide.
4. What are the pros and cons of the home’s age?
Built in 1914, the home offers classic character and is actually newer than many on its street. The trade-off is the potential for older building materials and systems that require maintenance or upgrading to modern standards.
5. How does this home compare within Crescentwood?
The data shows this home is below the neighbourhood averages for both living area and lot size, but its assessed value is also below the area average. This positions it as a more accessible option in the neighbourhood, likely appealing to buyers prioritizing location over having the largest property on the block.