Property Overview: 449 Greenacre Boulevard, Winnipeg
Key Characteristics & Appeal
This 728 sqft, one-storey home on a 5,946 sqft lot presents a specific and practical value proposition. Built in 1956, its key appeal lies in its land-to-building ratio. While the living area is notably compact—ranking in the bottom 7% for its street—the lot size is well above average for the immediate neighborhood (top 20% on Greenacre Boulevard). This creates a distinct dynamic: a modest, efficient home on a generous, private parcel of land.
The home’s assessed value is correspondingly low, positioning it as one of the most accessible entry points into the Kirkfield area. It suits a very specific type of buyer: those prioritizing lot size and location over interior space, such as first-time buyers seeking affordability with room to garden or eventually expand, or downsizers looking for minimal interior upkeep without sacrificing outdoor privacy. Its value is fundamentally in the land and potential, rather than in its current finished square footage.
Frequently Asked Questions
1. Is this a "tear-down" property?
Not necessarily. While the modest size and age make expansion or redevelopment a logical long-term consideration for many buyers, the home is likely perfectly livable as-is for someone with simple needs. The value is in having the option.
2. Why is the assessed value so much lower than the city-wide average?
The assessment primarily reflects the current state and size of the dwelling itself. The significantly below-average living area and basic finishes result in a lower valuation, even though the lot contributes substantial value.
3. How does the lot size compare to others nearby?
It's a standout feature on this specific street, ranking 11th largest out of 55 properties. However, within the broader Kirkfield area, it is slightly below the neighborhood average, so its advantage is very localized.
4. What does the sale history indicate?
The home sold in August 2020 for an estimated $20.5k-$23.5k, which was well below area averages at the time. This consistent history of being a lower-priced property in the area underscores its role as an affordable entry point.
5. Who would this property not suit?
It would not suit buyers who need multiple bedrooms, dedicated workspace, or ample indoor living area without planning immediate renovations. It’s best for those comfortable with a cozy footprint or those viewing it as a strategic land purchase with an existing house.