Property Overview
83 Greenford Avenue is a compact, 691 sqft bi-level home built in 1987, situated on a 4,404 sqft lot in Winnipeg's Dakota Crossing neighbourhood. Its key characteristic is its modest scale, reflected in a living area that is notably smaller than most homes on its street, in the area, and citywide. However, this is balanced by a recently renovated basement and an assessed value that is very manageable relative to the broader Winnipeg market. The home does not have a garage or pool.
Its primary appeal lies in its affordability and efficiency. It represents a clear entry point into homeownership with below-average property taxes. It would suit first-time buyers, downsizers looking to simplify, or investors seeking a straightforward rental property. A thoughtful perspective is that its smaller size and efficient layout could be a benefit for those seeking a lower environmental footprint and reduced utility costs. While not suited for a growing family, it offers a practical and financially accessible option for individuals or couples.
Frequently Asked Questions
1. Is this home unusually small?
Yes. At 691 sqft of living area, it is the smallest home on Greenford Avenue and significantly smaller than the average home in both Dakota Crossing and Winnipeg overall.
2. What does the "renovated basement" include?
The listing confirms the basement is renovated but does not specify the scope. This should be verified with the seller or listing agent to understand the finishes and whether it includes legal secondary suites or additional living space.
3. How can the assessed value be so much lower than the city average?
The $35,400 assessed value is typical for its immediate street and area, but is far below the citywide average of ~$390k because it reflects a much smaller, more modest property. This typically translates to significantly lower annual property taxes.
4. What are the implications of not having a garage?
Buyers should plan for street parking and consider the practicalities of Winnipeg winters. The 4,404 sqft lot may offer space to add a parking pad or shed, subject to city bylaws.
5. Is the 1987 build date a concern?
The home is of a relatively modern build compared to many in Winnipeg. While major components like the roof, windows, and furnace are likely within or beyond their typical lifespan, its age is not historically unusual. A thorough inspection is always recommended.