Property Overview: 97 Biscayne Bay, Winnipeg
Section 1: Key Characteristics & Appeal
This home at 97 Biscayne Bay in Maybank is a study in desirable contrasts. Built in 1954, its vintage is a standout feature on its street, ranking in the top 2% for age among immediate neighbours, suggesting a well-established, classic streetscape. The 1,032 sqft living area is notably efficient and above average for the local area (top 3%), offering comfortable space without excessive upkeep. Coupled with a land area of 3,873 sqft that is larger than most on the street (top 15%), it provides a generous outdoor space for a mature neighbourhood.
The appeal lies in this balance of a character home on a good-sized lot within a stable community. Its assessed value is positioned below average for both the wider Maybank area and the city, which may indicate value potential or a simpler, unrenovated state typical of its era. This property would suit a pragmatic first-time buyer or an investor looking for a solid, no-frills home in a prime location within Maybank. It’s also ideal for someone who values outdoor space and neighbourhood character over a modern, large-footprint house, appreciating the efficiency and lower property tax burden that can come with a modest assessed value.
Section 2: Frequently Asked Questions
1. What does the "Elite" ranking for Year Built actually mean?
It means this 1954 home is among the oldest on Biscayne Bay. This isn't about being outdated, but indicates a mature, established street where homes have stood the test of time, often appealing to those seeking classic neighbourhood character.
2. The living area is above average for the street, but below average citywide. Is it small?
It's a matter of context. At 1,032 sqft, it's spacious compared to direct neighbours, offering more room than typical homes on the bay. Citywide averages are pulled higher by newer suburban developments. For the area, this size is efficient and practical.
3. Why is the assessed value significantly lower than the city average?
Assessed value for tax purposes doesn't always equal market value, especially for older homes. A lower assessment can reflect the home's original condition, smaller size relative to new builds, or the specific valuation model, and often results in a lower annual property tax bill.
4. How useful is the sold price range from 2020?
It provides a historical anchor point, showing the home's market position five years ago. For a current valuation, it's a starting point that must be adjusted for market changes, any improvements made since, and current comparable sales.
5. The lot is larger than most on the street but smaller than the city average.
This is a key point. You're getting a premium-sized yard for the immediate neighbourhood (top 15%), which is often more valuable than comparing to vast suburban lots. It offers great outdoor potential within a convenient, established location.