Property Overview: 846 Flora Avenue, Winnipeg
Key Characteristics & Appeal
This two-storey home at 846 Flora Avenue is a modern property built in 2017, making it a notably newer construction in the historic Dufferin neighborhood. Its key appeal lies in this contemporary foundation paired with a renovated basement, offering move-in-ready condition with less concern for major immediate repairs common in older area homes. With 1,200 sqft of living space, it sits around the average for the local area, providing comfortable room for a small family or couple.
The property’s most striking characteristic is its assessed value of $25.5k, which ranks in the top 3% on its own street and top 6% in Dufferin. This indicates an extremely low property tax burden compared to immediate neighbors, a significant and ongoing financial advantage. However, this figure is far below the citywide average, which is an important nuance to understand with a professional. The lot size is standard for the area but smaller than typical city lots.
This home would best suit first-time buyers or downsizers seeking a modern, low-maintenance home in an established neighborhood, who prioritize current condition over a large yard. It’s also a compelling option for cost-conscious buyers attracted by the potential for substantially lower annual property taxes relative to nearby houses.
Frequently Asked Questions
1. Why is the assessed value so much lower than the city average?
Assessment values are based on a mass appraisal system and can vary dramatically by neighborhood and property type. This home’s assessment is very high compared to its immediate peers on Flora Avenue, but the citywide average is skewed by assessments in newer suburban areas or different market segments.
2. What does the "renovated basement" include?
The listing confirms the basement is renovated but does not specify the finishes or layout. A viewing or inquiry with the listing agent is necessary to determine if it’s a finished living space, a modern utility area, or includes legal suite potential.
3. Is the lack of a garage a concern?
Many homes in established central neighborhoods like Dufferin do not have garages. The appeal here is the modern house itself and the neighborhood character. Buyers should consider on-street parking availability and their personal storage needs.
4. The home sold in 2016, but was built in 2017. Why?
This likely indicates the property was purchased as a new build, with the sale recorded for the land and construction contract prior to the home's completion. The 2017 date reflects its final completion and occupancy.
5. How does the lot size impact future plans?
At 3,683 sqft, the lot is typical for the street but below the Winnipeg average. This is fine for standard use but may limit larger additions, pools, or extensive landscaping. It’s wise to check local zoning bylaws for any setback or coverage restrictions before planning significant changes.