Property Overview: 86 William Marshall Way
This two-storey home in Ridgedale presents a compelling opportunity for buyers seeking space, established character, and value in Winnipeg. Built in 1994, its key appeal lies in its generous proportions. The 2,160 sqft of living space is notably larger than most city homes, placing it in the top 7% in Winnipeg, and it sits on a substantial 7,908 sqft lot. The property features a finished basement and an attached garage. While the home is now 32 years old, its age is newer than most in the broader Winnipeg market (top 23%). The city’s assessed value of $714,000 suggests significant perceived worth, ranking in the top 3% citywide.
The home’s profile suggests it would suit a practical buyer who prioritizes interior and land space over a brand-new build. It’s ideal for a growing family needing room to spread out, or for someone looking for a property with established landscaping in a mature neighbourhood. Its rankings indicate that while it is a standout property in the city overall, it faces more direct competition within its immediate Ridgedale community, appealing to those who see value in a solid, spacious home that may benefit from personalized updates over time.
Key Questions for Consideration
1. What does the "ranking" data actually tell me?
The rankings compare this home to others on its street, in Ridgedale, and across all of Winnipeg. They highlight that this property’s greatest strengths are its lot size, living space, and assessed value relative to the entire city. Within its own neighbourhood, it is more average, suggesting you are paying for the physical assets of the house itself rather than an exclusive community premium.
2. The house is 32 years old. What should I be mindful of?
While the home’s age is newer than many in Winnipeg, a 1994 build is entering the period where major original components may need attention or replacement. A thorough inspection should focus on the roof, windows, HVAC system, and any original appliances to budget for potential updates.
3. The lot is large, but what about outdoor maintenance?
A nearly 8,000 sqft lot offers great space for gardening, play, or expansion, but also requires considerable upkeep. Consider the time and cost for lawn care, landscaping, and seasonal chores like snow removal from the driveway.
4. Why is the assessed value so high relative to the community ranking?
The city’s assessment heavily weights the home’s above-average square footage and lot size. The high city-wide valuation (top 3%) suggests the physical property offers metrics typically found in higher-priced areas, even if its immediate neighbourhood is more modestly priced. This can represent a value opportunity but may also affect property taxes.
5. The basement is finished. What was its intended use?
A finished basement in a family-sized home from the 90s often adds flexible living space, such as a rec room, home office, or additional bedrooms. It’s important to clarify the quality of the finish, ceiling height, and whether it includes a proper egress window for safety and legality as a living space.