Property Overview
This is a compact, one-storey home built in 1946, situated on Henderson Highway in the Kildonan Drive area of Winnipeg. With 756 square feet of living space and a renovated basement, it sits on a 4,195 sqft lot and features a detached garage. Its assessed value is $270,000.
Section 1: Key Characteristics & Appeal
The primary appeal of this property is its position as a relatively affordable entry point into the Winnipeg market, particularly for a standalone house with a detached garage. Its recently renovated basement adds functional living space, which is a significant asset for a home of this size. The lot, while below average for the immediate area, is still a good size for a starter home, offering outdoor space without excessive maintenance.
Its key characteristics—smaller living area, older age, and below-average metrics for the neighbourhood—indicate this is not a premium property in terms of size or modern features. Instead, its value lies in practicality and potential. It would suit first-time buyers, downsizers looking for a manageable property, or investors seeking a rental property with a solid foundational structure (the renovated basement is a plus here). A thoughtful perspective is that its "below average" size and rankings might represent a lower utility cost burden and less space to maintain, which can be a hidden benefit for the right buyer.
Section 2: Frequently Asked Questions
1. Why is the living area considered below average?
At 756 sqft, the home's main living space is smaller than most comparable homes in the neighbourhood, city, and even on Henderson Highway itself, where averages are around 1,300 sqft.
2. How can the assessed value be around average on Henderson Highway but below average elsewhere?
The $270,000 assessment is competitive compared to other homes directly on Henderson Highway. However, when compared to all homes in the broader Kildonan Drive area or city-wide, it falls below the average value for those larger groups.
3. What does the sold price history indicate?
The home sold in March 2024 for an estimated $24.5k to $27.5k. This is a very low sale price, which typically indicates a transaction that was not an arms-length market sale (such as between family members) and should not be used as a benchmark for the home's current market value.
4. Is the lot size a disadvantage?
The 4,195 sqft lot is smaller than most in the immediate vicinity. While it offers less private outdoor space than neighbours, it may appeal to those who want a yard without the upkeep of a larger plot.
5. What is the significance of the renovated basement?
In a home with limited main-floor square footage, a finished basement effectively doubles the usable living area. This renovation is a key functional upgrade, providing space for utilities, storage, or additional living rooms that the main floor cannot accommodate.