Property Overview: 254 Houde Drive, Parc La Salle, Winnipeg
Key Characteristics & Appeal
This 928 sqft bungalow, built in 1971, presents a practical entry point into the Winnipeg housing market. Its primary appeal lies in its relative affordability, as evidenced by an assessed value ($202k) that sits significantly below averages for its street, neighbourhood, and the wider city. This creates a lower property tax base and an accessible price point.
The home is compact and efficient, with a living area that is typical for Parc La Salle but smaller than the citywide average. The lot is notably modest (1,760 sqft), which translates to minimal exterior maintenance—a key point for buyers seeking a low-maintenance lifestyle or those who prefer to spend time elsewhere. While not a modern build, its year of construction is actually above average for Houde Drive itself, suggesting it may be among the more updated homes on its immediate block.
This property would best suit first-time buyers, downsizers, or investors looking for a straightforward, no-frills asset. It’s for those who prioritize financial accessibility and simplicity over space and expansive yards. A thoughtful perspective is that this type of home can offer financial flexibility; the savings on mortgage and taxes compared to an average-priced home could be redirected into renovations, travel, or investments.
Frequently Asked Questions
1. Why is the assessed value so much lower than the neighbourhood average?
The assessed value is based on several factors, including the home's smaller-than-average living area and lot size. In Parc La Salle, it ranks in the bottom 1% for assessed value, indicating it is one of the most affordable properties in the area by that metric.
2. Is the small lot size a major drawback?
It depends on your lifestyle. The lot is significantly smaller than typical city lots, limiting potential for expansions, large gardens, or extensive outdoor recreation space. However, it greatly reduces maintenance like mowing and landscaping, which can be a desirable advantage.
3. What does the sold price history indicate?
Records show it last sold between $200k-$250k in June 2023. This recent sale price aligns closely with its current assessed value, suggesting a stable and transparent market valuation for the property.
4. How does the home’s age affect its condition?
Built in 1971, major systems (like roof, plumbing, wiring) may be at or beyond their typical lifespan. A thorough inspection is crucial to understand the condition and anticipate potential updates, though its age is typical for the area.
5. Who are the likely neighbours?
The immediate neighbours on Houde Drive are homes of very similar vintage (average year built 1971). The consistent age and assessed values on the street suggest a stable, established community of largely comparable properties.