Property Summary: 446 Queenston Street, Winnipeg
Key Characteristics & Appeal
This home at 446 Queenston Street in North River Heights is defined by its compact size and its position in a mature, established neighbourhood. At 846 square feet of living space, it is notably smaller than most homes on its street and in the wider area, placing it in the bottom tier for size. This creates a distinct value proposition: the assessed value of $430,000 is around the average for North River Heights, suggesting you are paying primarily for location and land rather than square footage.
The appeal lies in securing a foothold in a desirable neighbourhood at a relative entry point. The 4,309 sqft lot is fairly standard for the street and offers potential for outdoor space or future expansion, subject to approvals. Built in 1950, the home is newer than many in North River Heights but is still a character property likely requiring updates.
This property would best suit a specific buyer: a minimalist, a first-time buyer prioritizing location over size, or an investor looking for a land-value play in a stable area. It is less suited for those needing ample indoor space or a move-in-ready home without renovation plans.
Frequently Asked Questions
1. Why is the assessed value relatively high for such a small house?
The value is driven significantly by its location in North River Heights and the land it sits on. The assessment reflects the market premium for the neighbourhood more than the size or condition of the dwelling itself.
2. How does the small living area compare practically?
At 846 sqft, this is a compact home, smaller than 95% of properties in North River Heights. It would typically accommodate one or two occupants comfortably and emphasizes efficient use of space.
3. What does the sale history indicate?
The home sold in 2020 and 2019, each time in a different price band ($300k-$350k in 2019, $350k-$400k in 2020). This shows appreciable value increase over a short period, though for exact figures, a manual lookup is required.
4. Is the lot size a redeeming feature?
The lot is slightly below average for the neighbourhood but is still a standard city lot. It provides a decent outdoor-to-indoor space ratio and is one of the property's key assets for gardening, relaxation, or future potential.
5. What should I consider regarding the year built (1950)?
While newer than many homes in the immediate area, a 76-year-old home will likely have aging core components. A thorough inspection is essential to understand the condition of the roof, wiring, plumbing, and foundation, and to budget for any necessary updates.