126 Roberta Avenue

Property Overview

This two-storey home on Roberta Avenue in Winnipeg's Kildonan Drive area presents a distinct profile defined by its generous living space and historic character. Its key appeal lies in offering significantly more square footage than most comparable homes, balanced by a below-average assessed value. The property features a detached garage, a full basement that has not been renovated, and sits on a roughly 5,263 sqft lot.

Key Characteristics & Ideal Buyer

The home’s most standout feature is its 2,250 sqft of living area, which places it in the top 3% of homes on its street and the top 6% within its local area and city-wide. This substantial size is contrasted by an assessed value that is below the local averages, suggesting potential value for buyers seeking space over a modern, turn-key condition. Built in 1892, it is a true heritage-era property, which brings unique architectural charm but also implies a need for thoughtful maintenance and potential updates. The unrenovated basement offers a blank canvas for future development.

This property would best suit a practical buyer who prioritizes interior space and sees value in a character home. It’s a match for someone with a vision for gradual updates, who is comfortable with the realities of maintaining an older structure, and who may find opportunity in the gap between its living space and its assessed value. It is less suited for those seeking a modern, low-maintenance home.

Frequently Asked Questions

1. Why is the assessed value relatively low compared to the home's size?
Assessed value is for taxation purposes and considers multiple factors, including the property's age, condition, and market trends. The below-average assessment here likely reflects the home's older age and the unrenovated state of the basement, despite its generous square footage.

2. What should I consider with a home built in 1892?
While offering classic charm, a home of this age requires careful attention to foundational integrity, historical wiring or plumbing updates, and overall energy efficiency. A thorough inspection by a professional familiar with heritage properties is essential.

3. The data shows the sold price in 2021 was much higher than the current assessed value. Why?
The sold price reflects the open market value at that time, while the assessed value is an administrative valuation that may lag behind market shifts. This difference highlights the importance of using current market comparisons, not just assessment, to determine today's value.

4. How does the unrenovated basement impact the property?
It presents both a consideration and an opportunity. It means immediate living space is limited to the main floors, but it also offers future potential to add significant value and functional space (like a suite or rec room) according to your needs and budget.

5. The lot size is noted as "around average." Is that a positive?
In this context, yes. The lot is ample for the neighbourhood and provides good outdoor space without the excessive maintenance of a much larger parcel. It strikes a practical balance for a home of this size.