803 Beach Avenue

Property Overview: 803 Beach Avenue, East Elmwood

Key Characteristics & Appeal

This is a modest, post-war one-and-a-half storey home in the established East Elmwood neighbourhood. Its key characteristics include a renovated basement, a detached garage, and a standard-sized lot for the area. With 894 sqft of living space, it is typical for homes on its street and in East Elmwood, but notably smaller than the Winnipeg citywide average. Built in 1949, it aligns with the neighbourhood's vintage.

The appeal lies in its position as a grounded, entry-level single-family home. It suits first-time buyers or practical downsizers looking for a lower-priced foothold in a mature neighbourhood without the premium for larger, modern square footage. The renovated basement adds functional living space, a valuable update in a home of this era. A thoughtful perspective is that its "average" metrics within the immediate area suggest a stable, predictable investment without the volatility sometimes associated with outlier properties. It represents the character and affordability of central Winnipeg neighbourhoods.

Frequently Asked Questions

1. How does the home's size compare to others?
At 894 sqft, the living area is very close to the average for both Beach Avenue and the wider East Elmwood neighbourhood. However, it is smaller than the typical Winnipeg home, which averages around 1,342 sqft.

2. What does the assessed value indicate?
The assessed value of $23,400 is below the average for Beach Avenue and significantly below the citywide average. This typically correlates with a lower property tax burden, but it's essential to compare this figure with recent sale prices and market appraisals for an accurate current value.

3. Is the lot size a pro or a con?
The lot is approximately 4,442 sqft, which is standard for East Elmwood. It offers adequate outdoor space for a garden or recreation without the extensive maintenance of a much larger lot, striking a practical balance.

4. What can nearby sales history tell us?
A nearby, very similar home at 778 Beach Avenue (built 1949, 948 sqft) sold in 2017 for $210,000. This provides a historical benchmark, but market conditions have likely changed. Reviewing more recent sales of comparable homes in East Elmwood is crucial.

5. Who might this property not suit?
Buyers needing substantial, modern open-concept living space or those prioritizing a high percentage rank against citywide averages may find this home too compact or dated. It is best suited for those with realistic expectations for a character home of its period.