115 Brotman Bay

Property Overview: 115 Brotman Bay, River Park South, Winnipeg

Section 1: Key Characteristics & Appeal

This home presents a solid, middle-of-the-road offering in the established River Park South neighborhood. Its primary appeal lies in its balance and predictability rather than standout luxury or size.

The 1,099 sqft living space is consistently "around average" when compared to homes on its street, in the neighborhood, and across Winnipeg. Similarly, its $399k assessed value is very close to street and city-wide averages. This indicates a property that is squarely in line with market norms for its type, offering neither a bargain nor a premium price tag for exceptional features.

A thoughtful perspective is found in its year built (1986), which is the newest on its street. This suggests potentially fewer age-related issues compared to immediate neighbors and could mean updates or systems are from a slightly more modern era. However, the lot size is notably smaller than area averages, which may mean less outdoor space but also less maintenance.

This property would best suit practical, value-conscious buyers—perhaps first-time homeowners or downsizers—who prioritize a move-in ready home in a mature neighborhood without unexpected extremes. It’s for someone seeking a straightforward purchase where the home’s value and characteristics are well-supported by direct neighborhood comparables.

Section 2: Frequently Asked Questions

1. Is this home priced fairly compared to the area?
The assessed value and recent sold price data suggest it is priced very close to the average for Brotman Bay and wider Winnipeg. Its value proposition is one of alignment with the market, not an outlier.

2. What are the implications of the smaller lot size?
At 4,322 sqft, the lot is below average for the street and neighborhood. This typically means a smaller yard, which could be a pro for low-maintenance living or a con for those desiring more outdoor space. It's worth considering privacy and space between you and neighboring homes.

3. How does the 1986 build year affect the home?
Being the newest on the street is a relative advantage, potentially indicating newer building materials or standards compared to immediate neighbors. However, a home of this age will still likely have original or aging components (like roofing, windows, or major appliances) that require evaluation.

4. What can recent sales history tell me?
The home sold in 2023 and 2020, showing steady turnover. The sold price ranges place it consistently in the top 27-50% of its street, indicating it has held its value relative to nearby properties. This suggests a stable, in-demand location.

5. Where does this home excel or fall short compared to neighbors?
It excels in being a newer build on its block. It falls short in lot size. In all other major metrics—living area and assessed value—it is consistently average. This makes it a very typical representation of the area, which can simplify comparison shopping.