Property Overview: 38 Brotman Bay, River Park South, Winnipeg
Key Characteristics & Buyer Profile
This 1985-built home in River Park South presents a practical, entry-level opportunity in a well-established Winnipeg neighborhood. Its key characteristic is its compact size, with 865 square feet of living space, which is notably below the average for both the street and the wider area. This positions it as one of the smaller homes on Brotman Bay. However, its assessed value of approximately $398,000 aligns closely with averages for the street and the city, suggesting the value is anchored more in its location and lot than its interior square footage.
The appeal lies in its efficiency and potential. For the right buyer, the below-average living area translates to lower maintenance, easier upkeep, and potentially reduced utility costs. The lot size of 4,800 sq. ft. is consistent with the neighborhood, offering standard outdoor space. A thoughtful perspective is that this property could suit a minimalist, a first-time buyer comfortable with cozy spaces, or an investor looking for a manageable rental property in a stable family neighborhood. It is less suited for those requiring ample room for a growing family or who prioritize spacious interiors over location.
Frequently Asked Questions
1. Is this home a good value compared to others on the street?
The assessed value is very close to the street average, but the living area is significantly smaller than most neighbors. This indicates you are paying primarily for the location and the lot. Value will depend on whether you prioritize land/location or interior space.
2. How does the sold price history help determine an offer?
The home sold in 2021 for between $350,000 and $400,000. Given market changes since then and the current assessed value, this history provides a baseline, but a current market evaluation is essential to understand today's value.
3. What does the "Below Average" living area ranking mean practically?
It means this is a compact home. Buyers should carefully consider if the layout and room sizes meet their needs, as renovations to expand could be limited by the existing footprint and foundation.
4. Are the property taxes likely to be high?
The assessed value is around the citywide average, so you can expect property taxes to be broadly in line with an average-priced home in Winnipeg, not unusually high or low.
5. Where can I get verified, exact sold price data for this home?
The site notes that due to industry rules, exact MLS sold records are not displayed. They offer a manual lookup service where you can request the exact historical sold prices via email, which they will provide without using your contact for marketing.