Property Overview: 39 Nicollet Avenue, Winnipeg
Section 1: Key Characteristics & Appeal
This home at 39 Nicollet Avenue is a practical, mid-century property built in 1974, situated in the Minnetonka neighbourhood. Its key characteristic is its modest scale, featuring 935 square feet of living space on a 5,566 sqft lot, which is notably smaller than many area homes. This creates a distinct profile: the assessed value is consistently around the average for its immediate street and wider area, suggesting the property is priced for its location and land, rather than its interior size.
The appeal lies in its efficiency and potential. It represents a more affordable entry point into the neighbourhood, suited for buyers who prioritize land value and location over square footage. It would particularly suit first-time buyers, downsizers, or investors looking for a manageable property with a standard lot in an established area. A thoughtful perspective is that its smaller size can mean lower utility costs and less maintenance, offering a simpler living arrangement. The sales history shows a significant value increase between 2019 and 2023, indicating strong market momentum for well-positioned properties like this one.
Section 2: Frequently Asked Questions
1. Is the house unusually small for the area?
Yes. The living area of 935 sqft ranks in the bottom 15% for the Minnetonka area, where comparable homes average about 1,439 sqft. This is the property's most defining physical trait.
2. How does the assessed value compare given the smaller size?
The assessed value is around the neighbourhood average. This indicates that the value is likely supported by the desirable lot and location, balancing the smaller home size.
3. What does the sale history tell us?
The home sold previously in 2019 for an estimated $300k-$350k and again in 2023 for $400k-$450k. This suggests substantial appreciation over that four-year period, outperforming many area averages at the time of the 2023 sale.
4. Is the lot size typical?
The lot is just over 5,500 sqft, which is average for Nicollet Avenue but below the larger average lot size for the broader Minnetonka area. It offers standard outdoor space for the immediate street.
5. How can I find out the exact past sale prices?
The listed sale prices are estimated ranges from public data. The exact, verified sale prices are available by request via email from the listing service, which provides them manually without marketing spam.