811 Beach Avenue

Property Overview & Key Characteristics

This one-and-a-half storey home at 811 Beach Avenue in East Elmwood is a classic Winnipeg post-war property, built in 1949. With 910 sqft of living space and a full, unrenovated basement, it sits on a standard city lot of just over 4,400 sqft. The home lacks a garage or pool. Its appeal lies in its position as a straightforward, no-frills entry point into homeownership. The assessed value is notably below both the immediate area and city-wide averages, suggesting a potentially lower property tax burden and an opportunity for value-adding renovation. While its living space is modest city-wide, it is competitive for the East Elmwood neighbourhood.

This property would suit a first-time buyer, an investor, or a hands-on homeowner comfortable with a project. It’s for someone prioritizing location and lot value over move-in-ready finishes, who sees potential in the existing structure and the blank canvas of the basement. A less obvious perspective is that its "around average" metrics for the street and area indicate it’s a typical home for this community—offering stability without standing out, which can be a prudent choice in a fluctuating market.

Frequently Asked Questions

1. What is the true size and potential of the property?
The home has 910 sqft of finished living space plus a full, unrenovated basement. The lot is a standard 4,442 sqft, offering typical backyard space for the area and potential for expansion or landscaping, subject to local bylaws.

2. Why is the assessed value significantly lower than the city average?
The assessed value of $22,900 is well below the Winnipeg average, reflecting the home's age, modest size, and the need for updates. This often correlates with lower municipal property taxes, which is a key consideration for long-term affordability.

3. What does "one-and-a-half storey" mean for this home?
This style typically features a main floor with principal rooms and a second floor under sloping roof lines, often containing bedrooms. It's a common design for homes of this era and can offer charming character, though ceiling heights and room layouts on the upper level may be cozier.

4. How does this home compare to others on Beach Avenue and in East Elmwood?
The data shows this home is consistently "around average" for its street and neighbourhood in terms of living area, year built, and lot size. It’s a very representative property for East Elmwood, not an outlier in size or assessed value.

5. What should I budget beyond the purchase price?
Given the unrenovated basement and the age of the home, buyers should budget for immediate utility updates (like plumbing or electrical), moisture management in the basement, and general modernization. The lack of a garage also means factoring in the cost of alternative parking or storage solutions.