Property Overview: 91 Grove Street, North Point Douglas, Winnipeg
Section 1: Key Characteristics & Appeal
This home at 91 Grove Street presents a distinct profile centered on space and value within its immediate neighborhood. Built in 1904, it is a character home typical of North Point Douglas, offering significantly more living space (1,834 sq ft) than most comparable homes on its street, in the area, and across Winnipeg. This above-average interior size is its most standout feature. The assessed value of $211k is also notably higher than the local averages, suggesting the property is considered a premium offering within this specific market context.
The primary appeal lies in acquiring a spacious, historic home in an established inner-city neighborhood at a price point that is accessible relative to the Winnipeg market at large. While the lot size is average for the area, the house itself makes efficient use of the space. It would suit a value-conscious buyer looking for room to grow without a suburban price tag, or an investor seeking a substantial property in a neighborhood with a lower entry point than the city average. A thoughtful perspective is that this property represents a "big fish in a small pond" scenario—it commands a premium locally but remains far below city-wide average values, offering a unique compromise between space, character, and cost.
Section 2: Frequently Asked Questions
1. How does the assessed value compare to likely market value?
While the assessed value for tax purposes is $211k, the last known sale was between $200k-$250k in July 2021. Market value can differ based on condition, updates, and current market trends. For verified historical sale prices, you can request exact figures from the site via email.
2. What are the implications of the home being built in 1904?
This indicates a classic Winnipeg character home, likely with original architectural details. Buyers should budget for potential updates to older mechanical systems (like plumbing or wiring) and ensure a thorough inspection to understand the condition of the structure and foundation common to homes of this era.
3. The home is spacious for the area, but is the lot size a constraint?
The land area (3,268 sq ft) is average for North Point Douglas. This means outdoor space may be limited compared to suburban lots, but it is typical for the neighborhood. The focus here is on the interior living space rather than extensive yard space.
4. How does this property fit within the North Point Douglas neighborhood?
The data shows this home ranks in the top 13-18% for living area and top 17-22% for assessed value within North Point Douglas. This positions it as one of the larger and more valuable properties in the immediate area, rather than a typical or entry-level home for the neighborhood.
5. Why is the city-wide comparison for value so different?
The home's assessed value is in the bottom 90% city-wide because average property values across all of Winnipeg are significantly higher ($390.1k average). This highlights the substantial price variation between different city neighborhoods and underscores this property's positioning as an affordable option for its square footage.