Property Overview: 638 Simcoe Street, Winnipeg
Section 1: Key Characteristics & Appeal
This two-storey home in Daniel McIntyre presents a compelling mix of established character and standout metrics for the area. Built in 1912, it offers 1,152 sqft of living space, which is typical for the neighbourhood, but its true distinction lies in its generous 3,288 sqft lot—placing it in the top 11% for land size on its street. This above-average outdoor space is a significant asset in a mature community.
The home’s primary appeal is its remarkably high assessed value of $31,500, which ranks in the elite top 3% for the Daniel McIntyre area. This suggests significant improvements, updates, or inherent value that set it apart from neighbouring properties. A renovated basement adds functional living space.
This property would suit a practical buyer who values lot size and established neighbourhoods over new construction. It’s ideal for someone looking for a character home with room to garden or expand outdoors, and for an investor or homeowner who appreciates a property that holds a high assessed value relative to its immediate peers, indicating a strong foothold in the local market.
Section 2: Frequently Asked Questions
Q: The assessed value seems very high compared to nearby homes. What does this mean?
A: An assessed value in the top 3% for the area typically reflects major renovations, additions, or premium condition that the municipality recognizes for tax purposes. It suggests the property has been significantly upgraded compared to many of its neighbours.
Q: Is the lot size a major advantage?
A: Yes. The lot is over 3,200 sqft, which is larger than most in Daniel McIntyre and on Simcoe Street itself. This provides more private outdoor space and potential for gardening, recreation, or future additions where zoning allows.
Q: The home sold in 2020 for $27,700. Is the current assessed value realistic?
A: The assessed value is for taxation, not market sale price. However, the large increase from the 2020 sale price to the current assessment often points to substantial, value-adding improvements made by the current owners.
Q: As a 1912 home, what should I be concerned about?
A: While the basement is noted as renovated, a home of this age requires a careful inspection of fundamental systems. Focus on the foundation, original plumbing and electrical updates, roof condition, and energy efficiency, as these are common considerations for century-old houses.
Q: How does this property compare city-wide?
A: Its lot and living space are below the Winnipeg average, which is expected for an inner-city neighbourhood. Its strength is hyper-local. It excels specifically within its own community context, offering attributes (like lot size and assessed value) that are premium for Daniel McIntyre, rather than competing with newer suburban homes.