Property Overview: 921 Simpson Avenue, Winnipeg
Section 1: Key Characteristics & Appeal
This 1959-built home in Munroe East presents a compelling case for value-focused buyers. Its key appeal lies in a favorable balance between lot size and price. With 5,751 sqft of land, the property offers a lot that is significantly larger than most in its immediate area and neighborhood, ranking in the top 16% for Munroe East. This provides ample outdoor space, a rarity for the location, and presents potential for gardening, expansion, or future redevelopment.
The 954 sqft living area is typical for the street and neighborhood, suggesting a manageable, efficient layout for a smaller household or first-time buyer. A notable characteristic is its assessed value, which ranks in the top 9% for Munroe East, indicating that the municipal assessment is relatively high compared to nearby homes. This often reflects the desirable lot size and can be a marker of underlying value, though it's important to distinguish assessment from market price.
This property would best suit practical buyers who prioritize land over square footage. It’s ideal for someone looking for a starter home with room to grow outdoors, or for an investor who sees value in the substantial lot. It may also appeal to those who prefer the established character of a 1960s-era neighborhood. A less obvious perspective is that a higher assessed value on a modest home can sometimes indicate that the property is "punching above its weight" in terms of municipal valuation, which savvy buyers might see as a sign of a solid asset in a well-regarded local context.
Section 2: Frequently Asked Questions
1. How does the lot size compare to nearby properties?
The lot is 5,751 sqft, which is above average for both Simpson Avenue and the wider Munroe East neighborhood. It ranks in the top 16% of lots in the area, offering more outdoor space than most comparable homes.
2. The living area seems modest. How does it compare?
At 954 sqft, the living space is around the average for both the street (986 sqft avg.) and the Munroe East neighborhood (1,009 sqft avg.). It is, however, below the city-wide average, indicating it's a more compact, efficiently sized home typical of its specific area.
3. What does a "Top 9%" assessed value ranking mean for Munroe East?
It means the municipal assessed value of $34,300 is higher than 91% of comparable properties in the Munroe East area. This suggests the city views this property as a higher-value asset within the neighborhood, likely influenced by the larger lot size.
4. When was it last sold, and for approximately how much?
Records indicate a sale between October 2016 for a price in the range of CA$250,000–$300,000. For verified, exact historical sale figures, a manual lookup can be requested.
5. Are there similar properties nearby for comparison?
Yes. Nearby listings on the same street, like 899 Consol Avenue and 960 Kimberly Avenue, provide direct comparisons for year built, size, and assessed value, helping to contextualize this home's standing in the local market.