Property Overview: 131 Brotman Bay, River Park South, Winnipeg
Section 1: Key Characteristics & Appeal
This home at 131 Brotman Bay presents a solid, mid-sized family home built in 1985. With 1,268 square feet of living space, it offers more room than most houses on its own street, ranking in the top 14% locally for size. Its assessed value of $375,000 is very close to the street average and sits below the broader neighborhood average, suggesting a potentially competitive entry point into the River Park South area.
The appeal here is one of practical value and established community. The house is not the newest or largest in the wider city, but it stands out positively on its specific street for its living space and era of construction. The lot is smaller than many in the neighborhood, which could mean less yard maintenance—a plus for some buyers. It would suit first-time buyers or young families looking for a move-in ready home in a mature suburb without paying a premium for the largest lot or the most recent builds. The data indicates a property that offers a balanced compromise: good interior space for the immediate locale at a value that aligns with city-wide averages.
Section 2: Frequently Asked Questions
1. How does the assessed value relate to the likely selling price?
The assessed value of $375k is for municipal tax purposes and is a historical estimate. It serves as a useful benchmark, showing the home is valued below the River Park South neighborhood average but aligns with city and street averages. The final sale price will be determined by current market conditions, the home's specific condition, and buyer demand.
2. The lot size is noted as below average for the area. How significant is this?
The lot is approximately 4,272 sq. ft., which is smaller than many in River Park South. This typically means a more manageable yard for maintenance but may offer less private outdoor space or expansion potential compared to neighbors. It's a trade-off that can mean a lower price point and less upkeep.
3. The home last sold in 2017. Why is the exact price not shown?
Due to industry regulations, precise MLS sale histories are not published on this site. The data shown is compiled from publicly available sources and indicates the 2017 sale fell within the $250k-$300k range. For verified, exact historical figures, you must request a manual lookup from the site providers.
4. What does the "Above Average" year built ranking mean for a 1985 home?
While built in 1985, this home is newer than many comparable properties across Winnipeg (ranking in the top 29% city-wide) and is on par with the newer homes on its own street. This suggests the immediate area was developed around that time, and the home may share construction styles and efficiencies with its closest neighbors.
5. How does this home compare to others on Brotman Bay?
The data suggests it is a stronger performer on its own street than in the wider neighborhood. It has above-average living area and year-built rankings among the 56 comparable homes on Brotman Bay, while its assessed value and lot size are more typical or slightly below the street average. This positions it as a sizeable home on the street, potentially with a value-oriented lot size.