14 Greenford Avenue

Property Overview: 14 Greenford Avenue, Winnipeg

Section 1: Key Characteristics & Appeal

This bi-level home at 14 Greenford Avenue in Dakota Crossing presents a compact, efficiently sized property with a renovated basement and the rare feature of a private pool. Its key characteristics include a modest 862 sqft of living space, a larger-than-average lot for the immediate street at 4,615 sqft, and an updated 1986 build year that is newer than many city-wide comparables. The home recently sold for $41,600, which is notably below the city's average home price, aligning with its lower assessed value.

The primary appeal lies in its value proposition and specific amenities. It suits a first-time homebuyer, an investor, or a downsizer seeking an affordable entry into the Winnipeg market with immediate recreational features already in place. The renovated basement adds functional living space, while the pool offers a private leisure option uncommon at this price point. A thoughtful perspective is that this property represents a "land-value play" with improvements; the lot size is solid for the neighborhood, suggesting potential for future expansion or garden space, which offsets the smaller interior. It’s a home for those who prioritize outdoor living and financial accessibility over sheer square footage.

Section 2: Frequently Asked Questions

1. Is the home’s below-average living area a major drawback?
While the living area is smaller than many area homes, the renovated basement effectively expands the usable space. The layout may suit those looking for a low-maintenance interior or who spend significant time outdoors.

2. How does the recent sale price compare to the assessed value?
The home sold for $41,600, which is above its $37,500 assessed value. This is common and indicates the market valued the property’s specific features (like the pool and renovations) higher than the municipal assessment.

3. What does the "below average" ranking for the neighborhood mean?
The rankings show that for metrics like living area and assessed value, this home falls in the lower tiers within the desirable Dakota Crossing area. This largely explains its affordability, allowing purchase into a neighborhood that might otherwise be out of reach.

4. Is a pool in Winnipeg a practical feature?
It offers a unique private amenity for summer use and can be a source of enjoyment, but buyers should factor in maintenance costs and the short seasonal usability. It’s a personal lifestyle advantage rather than a typical value driver in this climate.

5. Who is this property not well-suited for?
It may not suit growing families requiring multiple large bedrooms or those seeking a modern, open-concept layout, as bi-levels have a distinct floor plan. Buyers looking for a property that closely aligns with city-wide average square footage or who prefer minimal outdoor upkeep may also want to consider other options.