821 Herbert Avenue

Property Overview: 821 Herbert Avenue, East Elmwood, Winnipeg

Section 1: Key Characteristics & Appeal

This one-storey home on Herbert Avenue is a practical and straightforward property, well-suited for first-time buyers, downsizers, or investors seeking an entry point into the Winnipeg market. Its key appeal lies in its relative modernity within the context of its immediate area. Built in 1960, it is notably newer than many neighbouring homes, which may suggest fewer concerns related to the aging infrastructure common in older builds.

With 940 square feet of living space and a 3,200 sqft lot, the home offers manageable proportions. The metrics indicate it is very much an "average" property for its specific street and East Elmwood neighbourhood in terms of size, lot, and assessed value. This translates to a predictable and stable offering without extreme outliers. The detached garage adds functional value. It’s important to note the basement exists but is unrenovated, representing potential for future expansion or storage rather than finished living space.

This property suits buyers looking for a modest, low-maintenance home without the premium price of a larger or newer city-wide property. Its in-neighbourhood rankings suggest it won’t feel out of place on the street, offering a sense of community consistency. A thoughtful perspective is that its "average" standings locally could be a strength, providing resilience against market fluctuations that more uniquely sized or valued homes might experience.

Section 2: Frequently Asked Questions

1. How does the 1960 build year compare to nearby homes?
This home is newer than most in East Elmwood. While the city-wide average build year is 1966, the average on Herbert Avenue is 1936 and in East Elmwood is 1953. This is a relative advantage for this property.

2. Is the living space smaller than typical Winnipeg homes?
Yes. With 940 sqft, it is below the Winnipeg city-wide average of 1,342 sqft. However, it is very close to the East Elmwood average (1,065 sqft) and the specific Herbert Avenue average (931 sqft).

3. What does the assessed value tell us?
The assessed value of $25,300 is around average for both the street and East Elmwood. Crucially, it is significantly below the city-wide average assessed value, highlighting the neighbourhood's more affordable price point compared to the broader Winnipeg market.

4. How does the lot size impact the property?
The 3,200 sqft lot is below average for both East Elmwood and Winnipeg overall. This means smaller outdoor maintenance but also less private space than many other properties in the city.

5. What can recent sale prices on the street indicate?
A nearby, very similar home at 778 Beach Avenue (948 sqft, built 1949) sold for $28,700. This provides a relevant benchmark, suggesting the assessed value for 821 Herbert Avenue is in a plausible ballpark for the area.