309 Pandora Avenue W

Property Overview: 309 Pandora Avenue W, Winnipeg

Key Characteristics, Appeal & Ideal Buyer

This home is defined by its historical character and its position as a value-conscious entry point into the Winnipeg market. Built in 1909, it is notably older than most homes in its immediate area, city-wide, and even on its own street. This suggests a property with classic charm but also implies a need for thorough due diligence regarding updates, maintenance, and systems.

Its primary appeal lies in its affordability, as evidenced by a consistently below-average assessed value across all comparison levels. With 978 sqft of living space, it offers a practical footprint that is quite typical for the Melrose area, making it a manageable size for many. The lot, while smaller than many in the city, provides outdoor space.

This property would best suit a pragmatic, hands-on buyer. It’s a potential fit for a first-time homeowner comfortable with a project, an investor looking for a rental property with a lower entry cost, or someone specifically seeking an older home with character in a established neighborhood. Its value proposition is rooted more in opportunity and location than in modern size or finishes.

Frequently Asked Questions

1. Why is the assessed value so much lower than the city-wide average?
The assessed value is based on municipal valuation for tax purposes, which considers factors like age, size, and condition. This home’s age (1909) and smaller lot size contribute to its lower assessment compared to the broader Winnipeg average, which includes many newer and larger properties.

2. What does it mean that the home is "below average" for Year Built in every category?
It confirms this is one of the oldest homes in the vicinity. On its street, in the Melrose area, and across Winnipeg, nearly all comparable properties were built decades later. This isn’t inherently negative but highlights its historical nature and the importance of a professional inspection.

3. How recent was the last sale, and what was the price?
The home sold in 2024. The publicly available data shows a price range of CA$200,000–250,000. The exact sale price can be requested directly from the listing service.

4. Is the living space sufficient for a small family?
At 978 sqft, the living area is very close to the average for the Melrose area (973 sqft). This indicates the size is typical and functional for the neighborhood, likely accommodating 1-2 bedrooms, but may feel compact for a larger family.

5. The land area is below average. How much yard space is there?
The lot is 3,240 sqft. While this is smaller than many city lots, it still provides a decent outdoor area for a patio, garden, or recreational space, especially given the home's smaller footprint. It offers a balance of yard maintenance without an overwhelming amount of land to manage.