Property Overview: 411 Rosedale Avenue, Lord Roberts, Winnipeg
Section 1: Key Characteristics & Appeal
This well-situated home on Rosedale Avenue presents a classic Winnipeg character property built in 1910. With 1,132 sqft of living space, it offers a comfortable footprint that is very typical for its immediate street and neighbourhood. Its standout feature is its assessed value of $38,900, which ranks in the top 14% on Rosedale Avenue and the top 12% in the desirable Lord Roberts neighbourhood, suggesting it is viewed as a solid asset relative to its peers. The lot size of 3,124 sqft is modest for the street but average for the central area.
The appeal lies in securing a home in a prime, established neighbourhood with a strong value proposition. It suits buyers who appreciate character homes and are looking for a foothold in a central community without a premium price tag for the area. It’s a practical choice for those who value location and lot potential over modern square footage or a large yard. The 2024 sale price range of $400k-$450k indicates a competitive market for these attributes. This home would likely suit a first-time buyer or downsizer ready to embrace the charm and maintenance considerations of a century-old property in a sought-after location.
Section 2: Frequently Asked Questions
1. What does the high assessed value ranking mean?
While not a direct market appraisal, a high assessed value relative to neighbouring homes often indicates the property is in better condition, has seen more updates, or possesses desirable features that municipal assessors recognize. It can signal a well-maintained asset within its context.
2. Is the smaller lot size a concern?
The lot is below average for the street but typical for central neighbourhoods. This often translates to less exterior maintenance and can be a benefit for those not seeking extensive gardening space. It’s a trade-off for the central location.
3. As a 1910 home, what should I be mindful of?
Prospective buyers should budget for and prioritize inspections focused on aging infrastructure common to homes of this era, such as the foundation, plumbing, electrical systems, and insulation. The charm comes with a responsibility for ongoing upkeep.
4. How does it compare to the recently sold nearby homes?
The provided comparable sale at 417 Rosedale (sold 2024, 1,054 sqft, $30.1k assessed value) is instructive. 411 Rosedale has a significantly higher assessed value ($38.9k) on similar square footage, which may explain why its sale price fell in the $400k-$450k range.
5. Why is the city-wide ranking for assessed value only "around average"?
The home’s assessed value is strong for its central neighbourhood, but city-wide rankings include many newer, larger homes in suburban areas with higher absolute valuations. This highlights that its value is particularly tied to its specific, desirable location in Lord Roberts.