Property Summary: 1161 Dorchester Avenue, Crescentwood, Winnipeg
Section 1: Key Characteristics & Appeal
This is a compact, one-storey character home built in 1931, situated on a standard-sized lot in the desirable Crescentwood neighborhood. Its key appeal lies in its location and affordability within a prestigious area. At 910 sq ft, the living space is notably smaller than most homes on its street and in Crescentwood, but it is comparable to the average Winnipeg home. It features a renovated basement and a detached garage.
The property suits specific buyer profiles perfectly. It’s an ideal entry point into Crescentwood for first-time buyers or downsizers who prioritize location and neighborhood charm over square footage. It would also appeal to value-conscious investors or renovators who see potential in the solid lot and the character of an older home, viewing its below-average size and assessed value for the area as an opportunity rather than a drawback. A less obvious perspective is that this home offers a lower-maintenance footprint—both in terms of house and lot—within a grand neighborhood, appealing to those seeking a simpler lifestyle without sacrificing prestige.
Section 2: Frequently Asked Questions
1. Is this house unusually small for the area?
Yes. The living area is significantly smaller than the average for both Dorchester Avenue and the broader Crescentwood area, placing it in the bottom 5% locally. This is the primary factor in its relatively lower assessed value for the neighborhood.
2. What does the "renovated basement" include?
The provided details confirm the basement is renovated but do not specify the scope or finishes. This would be a key question for the listing agent to understand if it adds functional living space, such as a legal suite, additional bedroom, or recreational area.
3. How does the assessed value compare?
At $35,500, the assessed value is below the average for its immediate street and Crescentwood. However, citywide, it is very close to the median, highlighting the premium property values in this neighborhood.
4. What is the potential for expansion or renovation?
The 4,005 sq ft lot provides a standard canvas for the area. Given the home's smaller size and older age, there may be potential for additions or a significant renovation, subject to local zoning and heritage regulations, which should be investigated.
5. Why was the last sale price so much lower than the assessed value?
The home sold for $32,100 in June 2021. Market conditions, the property's specific condition at that time, and the unique metrics of that sale would have influenced this price. It does not directly reflect the current assessed value or potential market value.