Property Overview: 886 Beach Avenue, East Elmwood
Key Characteristics & Appeal
This one-storey home on a generous 4,974 sqft lot presents a practical opportunity in Winnipeg's East Elmwood neighbourhood. Built in 1951, its 952 sqft living area is typical for the immediate area but offers a value-oriented size citywide. A key feature is the renovated basement, adding functional space. The property includes a detached garage.
Its primary appeal lies in its solid positioning within the local market. The lot size is notably above average for both Beach Avenue and East Elmwood, offering good outdoor space potential. While the home's assessed value is below the city average, it ranks above average for East Elmwood, suggesting it represents a fair proposition within this specific community. The 2017 sale price indicates significant appreciation from its assessed value, highlighting the area's market dynamics.
This home would suit first-time buyers or downsizers looking for a manageable, single-level layout in an established neighbourhood. It’s also a fit for value-focused buyers who prioritize a larger lot over a larger house, seeing potential for gardening, expansion, or simply more private outdoor space. The renovated basement adds flexibility for a home office, family room, or guest space.
Frequently Asked Questions
1. How does the assessed value relate to the likely sale price?
The assessed value for taxation purposes ($28,300) is historically much lower than the home's last sale price in 2017 ($210,000). Sale price is determined by the current market, not the assessment. The assessment suggests the property is a above-average contributor within East Elmwood itself.
2. Is the living space sufficient for a small family?
At 952 sqft above grade, the space is compact. However, the renovated basement effectively doubles the usable living area, making it more functional for a family than the main floor square footage alone suggests.
3. What does the "above average" lot size mean practically?
With a lot nearly 5,000 sqft, you have more yard space than many neighbours. This allows for larger gardens, play areas, or storage sheds without the property feeling crowded. It's a less obvious advantage that adds privacy and versatility.
4. How does this home compare to others in Winnipeg?
Citywide, this home is below average in size, assessed value, and year built. This isn't necessarily a drawback; it reflects a more affordable, established neighbourhood character compared to newer suburban developments. You are paying for location and land within a specific community.
5. What is the significance of the detached garage?
A detached garage offers flexibility. It can be used purely for vehicle storage, converted into a workshop or studio without disrupting the main house, or even serve as a potential future rental project (subject to zoning). It also reduces noise and fumes from entering the living area.