Property Summary: 472 Ash Street, Winnipeg
Key Characteristics & Appeal
This home at 472 Ash Street in North River Heights is defined by its compact efficiency and value proposition within a desirable, established neighbourhood. Built in 1943, its key characteristic is a modest 813 sqft living area, which is notably smaller than most homes on its street and in the wider area. However, this is paired with a proportional lot size of 4,820 sqft that is quite typical for North River Heights.
The primary appeal lies in its accessible price point, reflected in an assessed value of $373k. This positions the home well below the average for its immediate street and neighbourhood, yet close to the city-wide average. This creates a rare opportunity to enter a mature community like North River Heights at a lower threshold. The home would suit first-time buyers, downsizers, or value-focused investors seeking a manageable property in a prime location without the premium for square footage. A thoughtful perspective is that the smaller interior footprint translates to lower maintenance costs and utility bills, while the standard-sized lot retains the neighbourhood feel and offers outdoor potential. Its last known sale was between $300k-$350k in early 2019.
Frequently Asked Questions
1. Is the house unusually small for the area?
Yes. At 813 sqft, the living area is significantly smaller than most homes on Ash Street and in North River Heights, placing it in the bottom 10% locally. This is the main factor in its lower assessed value relative to its neighbours.
2. What does the assessed value tell me about the price?
The $373k assessment is below average for the street and neighbourhood but aligns closely with the Winnipeg city-wide average. This suggests you are paying primarily for the land and location within North River Heights, with the dwelling itself valued modestly.
3. How does the lot size compare?
At 4,820 sqft, the lot is slightly smaller than the street average but is very typical for North River Heights as a whole. You are getting a standard-sized property for the community.
4. When was it last sold and for how much?
Public records indicate a sale in March 2019 for a price between $300,000 and $350,000. Exact sale figures require a manual lookup from the provider.
5. What are the potential downsides to consider?
The home's age (83 years) means prospective buyers should budget for potential updates and be diligent with inspection. The very compact floor plan may not suit those needing more space, and while the value is good for the area, any future resale will remain closely tied to the premium for location versus the limitation of size.