Property Summary: 115 Frog Plain Way, Riverbend, Winnipeg
Section 1: Key Characteristics & Appeal
This 1,473 sqft home, built in 2005, presents a solid, move-in ready opportunity in the established Riverbend neighborhood. Its primary appeal lies in its strong value positioning within a desirable community. The home’s assessed value of $504k ranks well above average for both the neighborhood and city-wide, suggesting a quality build and favorable perception relative to its peers, while the living space is practical and in line with city norms.
The property would suit buyers looking for a balanced, low-drama purchase—those who prioritize a newer construction home (circa 2005) in a mature area over a brand-new build on the outskirts. It’s particularly well-suited for professionals or small families seeking a stable community without the premium of a top-tier lot size, as the yard is slightly more compact than some area averages. The data indicates a history of solid value retention, making it a sensible choice for a long-term holder rather than a short-term flipper.
A less obvious perspective is that this home represents a "sweet spot" in its immediate vicinity. On its own street, its living area is slightly below the local average, yet it commands an assessed value in the top quarter. This disconnect could signal superior finishes, a better layout, or a more premium lot position compared to its direct neighbors, offering potential upside that isn't immediately apparent from square footage alone.
Section 2: Frequently Asked Questions
1. How does this home’s value compare to recent sales?
The property last sold in September 2020 for between $400k-$450k. Its current assessed value of $504k is significantly higher, reflecting market appreciation and its above-average ranking within Riverbend (top 7% for value in the neighborhood).
2. Is the lot size a drawback?
At 4,615 sqft, the lot is above average for Frog Plain Way but around the median for the wider Riverbend area. It provides a standard suburban yard. Buyers seeking extensive outdoor space may find it compact, but it aligns with the efficient land use typical of homes built in the 2000s.
3. What does the "Above Average" assessed value ranking mean?
It means this home’s official city assessment is higher than most comparable homes in its scope. On its street, it ranks in the top 25%, and in the Riverbend neighborhood, it ranks in the top 7%. This often correlates with better construction, materials, or upgrades, but it also influences property tax calculations.
4. How can I verify the exact past sale price?
The site provides sold price ranges for non-members. Due to industry rules, exact MLS sale figures are not displayed publicly here. You can request the exact sold price history via email through the provided form for a manual lookup.
5. The home is newer than most in Winnipeg, but what about its immediate area?
Built in 2005, it is newer than the average Winnipeg home (1966). On its street, the build year is exactly at the street average, indicating the surrounding homes are of a very similar vintage, creating a consistent streetscape. In the broader Riverbend area, it is newer than the neighborhood average (1993).