Property Overview
38 Greenford Avenue is a well-maintained, one-storey home in Winnipeg's Dakota Crossing neighbourhood. Built in 1987, it features 1,101 square feet of living space and a renovated basement, situated on a 4,615 sqft lot. With an assessed value of $400,000 and no garage, it presents a specific and compelling value proposition.
Key Characteristics & Appeal
This home’s primary appeal lies in its strong positioning within its immediate locale. The data shows it stands out on its own street: its living space is in the top 9% of Greenford Avenue, and its assessed value is in the top 13%. This suggests it is a larger and more valuable property compared to its direct neighbours, offering a sense of relative value and space for the area.
It would suit practical, value-conscious buyers—perhaps first-time homeowners or downsizers—who prioritize move-in readiness (thanks to the renovated basement) and seek a solid footprint in a mature neighbourhood. The lack of a garage may appeal to those looking for lower maintenance or who plan to add a structure later. A thoughtful perspective is that this property represents a "big fish in a small pond" scenario; it offers more interior space than most on its block, which can be a significant advantage for daily living and future resale within the micro-market of the street.
Frequently Asked Questions
1. How does this home compare to others in Dakota Crossing?
While it ranks highly on its own street, within the broader Dakota Crossing area, its living space and assessed value are below the neighbourhood averages. This indicates it is a more compact and modestly valued option within the community.
2. What does the assessed value of $400,000 indicate?
The assessment is significantly higher than the last recorded sale price in 2016 ($29,700), reflecting substantial market appreciation and likely improvements. It sits around the city-wide average for assessed value, providing a benchmark for municipal taxation.
3. Is the renovated basement included in the living area square footage?
Typically, finished basement space is not counted in the official 1,101 sqft living area figure for the main and above-ground levels. The "renovated basement" is an additional asset.
4. What are the implications of not having a garage?
This means lower building costs and taxes, but also requires planning for vehicle parking and storage. The lot size is sufficient for adding a garage or carport, subject to local bylaws.
5. The home is 39 years old. What should I consider?
While the basement has been renovated, a home of this age would benefit from a thorough inspection of its core systems, such as the roof, windows, plumbing, and electrical, to understand any upcoming maintenance needs or updates.