Property Overview: 815 Stella Avenue, Winnipeg
Section 1: Key Characteristics & Appeal
This one-storey home on Stella Avenue in the Dufferin neighbourhood is a classic Winnipeg character home, built in 1912. Its key characteristic is its modest, efficient size at 826 sq ft, which is smaller than most comparable homes in the area, city, and on its own street. This is balanced by a renovated basement and a detached garage. The lot size is fairly typical for the local area at just over 3,600 sq ft.
The appeal lies in its grounded, no-frills practicality. It’s a home that prioritizes function and location over square footage. The renovated basement adds valuable flexible space, effectively doubling the liveable area for a work-from-home setup, rental potential, or family room. For its assessed value, it sits around average for the immediate area, suggesting it may offer a more accessible entry point into the neighbourhood compared to larger properties. It would suit a first-time buyer, an investor, or a downsizer looking for a manageable property with classic charm and lower maintenance demands than a larger, newer home. Its value is in its simplicity, its updated elements, and its position in a well-established community.
Section 2: Frequently Asked Questions
1. Is the house unusually small?
Yes, the living area is notably below average for the street, neighbourhood, and city. This isn’t necessarily a drawback but defines the property as a compact, efficient space ideal for those seeking a manageable home.
2. What does the assessed value tell me?
The assessed value ($12,200) is around the middle for Stella Avenue and Dufferin, but is far below the Winnipeg city average. This strongly indicates that property values in this established neighbourhood are distinct from newer city developments, and this home is priced typically for its local market.
3. How does the lot size compare?
At 3,683 sq ft, the lot is slightly smaller than the average on Stella Avenue but is generally in line with the Dufferin neighbourhood. It offers a standard urban yard space.
4. The home is over 110 years old. What should I consider?
While the basement has been renovated, the core structure is from 1912. A thorough inspection is essential to understand the condition of the foundation, original plumbing, wiring, and the roof. Its age is typical for the area, as seen in the comparable nearby properties.
5. How does the last sale price relate to the assessed value?
It last sold for $12,500 in May 2019. The current assessed value is virtually identical, which is uncommon in a rising market. This warrants investigation into the specifics of that sale and any changes made to the property since, as it may suggest a stable valuation in this specific market segment.