168 Eaglemere Drive

Property Overview & Key Characteristics

This 1995-built, one-storey home at 168 Eaglemere Drive presents a specific value proposition centered on its generous lot and established neighbourhood setting. With 1,248 sqft of living space, the house itself is modest and below the average size for both its immediate street and the wider Eaglemere area, though it aligns closely with the Winnipeg citywide average. Its assessed value of $390k sits significantly below the local averages for Eaglemere, indicating a potentially more accessible entry point into the neighbourhood.

The primary appeal lies in its substantial 6,854 sqft lot, which ranks well above average for the area. This offers significant outdoor space and future potential that is increasingly rare. The home includes a basement and an attached garage but has not been renovated, presenting a classic "as-is" condition. It would suit a practical buyer—perhaps a first-time homeowner, an investor, or a downsizer—who prioritizes land size and location over move-in-ready finishes. This buyer is likely comfortable with a home that offers solid fundamentals (a good roof, structure, and layout) but sees value in personalizing or updating the space over time, treating the existing condition as a blank canvas.

Frequently Asked Questions

1. Is the price fair given the home's condition?
Based on the data, the assessed value is notably lower than most comparable homes in Eaglemere. This typically reflects the home's below-average living area and unrenovated state. The price likely accounts for the need for modernization, making it fair for a buyer prepared for potential updates.

2. What are the real advantages of such a large lot?
Beyond ample yard space for gardening or recreation, a larger lot in an established neighbourhood like Eaglemere offers long-term privacy, better potential for expansions or additions (subject to zoning), and often holds a disproportionate share of the property's overall value, which can be a wise investment.

3. How does the 2022 sale price relate to the current assessment?
The home sold for $47.50k in April 2022. The current assessed value of $390k is not a direct market price but the city's valuation for tax purposes. The large difference between the historical sale price and current assessment is common and usually points to a prior sale that was not an arms-length market transaction (such as between family members), and should not be used to gauge current market value.

4. As a one-storey home, is it suitable for aging in place?
The single-level layout is inherently adaptable for accessibility, which is a significant plus. However, the mention of an unrenovated basement suggests the main-floor bathroom(s) and kitchen may not currently have modern accessibility features, so some modifications would likely be needed to fully realize this benefit.

5. How does this home compare to others on the same street?
It ranks in the lower tier on Eaglemere Drive for both living area and assessed value, but in the top tier for land area. This highlights its unique position: you're buying a larger-than-average property parcel on the street, but the structure itself is more modest and priced accordingly compared to neighbours.