452 Arnold Avenue

Property Overview: 452 Arnold Avenue, Lord Roberts, Winnipeg

Section 1: Key Characteristics & Appeal

This home on Arnold Avenue presents a distinct value proposition centered on its lot and location. Its key characteristic is a very low municipal assessed value ($17,400), which places it in the bottom 4% locally and citywide. This suggests a property with significant renovation potential or one suited for a buyer with a specific budget-focused strategy. The appeal lies in its approximately 2,500 sqft lot, which is closer to the average for the Lord Roberts neighbourhood, offering standard outdoor space in a central, established community. The home last sold between 2019 for an estimated $150k-$200k.

It would best suit a buyer looking for a foundational investment—such as a land-value play, a long-term hold for future development, or a thorough renovation project—rather than a move-in-ready home. A thoughtful perspective is that such a low assessment, while indicating needed updates, can also translate to relatively lower property taxes, which is a practical, ongoing savings. This is a property for those comfortable with a project or who see value in the underlying land and location over the current state of the dwelling.

Section 2: Frequently Asked Questions

1. What does the very low assessed value indicate?
It primarily indicates that the municipal assessment of the property's value is significantly below area averages. This is often due to the age, condition, or size of the home itself, suggesting it is likely a candidate for major updates or redevelopment.

2. Is the lot size a positive feature?
Yes. While below the city average, the 2,504 sqft lot is much more aligned with the typical lot size in the Lord Roberts neighbourhood, making it a standard, usable parcel for the area.

3. Who would be the most likely buyer for this property?
The most likely buyers are investors, renovators, or builders looking for a property where the value is driven more by the land and location than the existing structure. It's less suited for someone seeking a finished, turn-key home.

4. How can I find out the exact past sale price?
The provided data shows a sold price range. You can request the exact historical sale price by emailing via the form on the property details page; the service provides the figure manually without using your email for marketing.

5. How does this home compare to its immediate neighbours?
The home is directly adjacent to several other properties on Arnold Avenue, and its assessed value is consistent with some nearby homes. For a detailed visual comparison of lot size, year built, and value relative to the immediate blocks, the neighbourhood analysis map is recommended.