Property Overview: 398 Woodbine Avenue, Winnipeg
Section 1: Key Characteristics & Appeal
This home presents a compelling mix of modern convenience and established neighborhood character. Built in 2004, it is notably newer than most homes on its street and in the wider Riverbend area, suggesting updated building systems and less immediate need for major renovations. With 1,183 sqft of living space, it offers a comfortably sized layout that is very typical for the area, fitting right in with the neighborhood's scale.
The primary appeal lies in its strong value proposition within a desirable location. Its assessed value of $421k ranks well above the street average, indicating it is perceived as a premium property on Woodbine Avenue. This positions it as a solid, modern home in a mature setting. The trade-off is a land area of 4,020 sqft, which is smaller than the norm for the street and city. This translates to less yard maintenance—a potential plus for busy professionals or those seeking a lock-and-leave lifestyle—but may limit expansion possibilities or private outdoor space.
This property would suit buyers looking for a move-in-ready home from the 2000s in a settled neighborhood, who prioritize interior condition and modern amenities over a large lot. It’s ideal for first-time buyers stepping into a stable area, downsizers seeking manageable upkeep, or investors attracted by a newer asset in a high-demand community.
Section 2: Frequently Asked Questions
1. How does this home’s value compare to recent sales?
Based on available data, a home on this street sold in March 2023 for between $450,000 and $500,000. The current assessed value of $421k for 398 Woodbine sits below that range, but a professional appraisal and market conditions will determine its actual market price.
2. What does "newer than average" really mean for a 2004 home?
While 20 years old, this home is 27 years newer than the average house on Woodbine Avenue (built ~1977). This typically means more contemporary electrical wiring, plumbing, insulation standards, and likely newer windows and roof compared to many neighbors, potentially reducing near-term capital costs.
3. Is the smaller lot size a significant drawback?
It depends on your lifestyle. The lot is about 1,500 sqft smaller than the street average. This means less garden to maintain and lower exterior upkeep costs, but also less private outdoor space. It’s worth considering how you use a yard and if proximity to nearby parks offsets this.
4. The assessed value is high for the street but average for the area. What does that signal?
This suggests the property is a standout on its specific block, likely due to its newer construction. However, within the broader Riverbend neighborhood, it aligns with the mid-range market. This can be a positive, indicating you’re buying one of the better homes on the block.
5. Where can I get verified sale price history for this home?
The provided sold price data is from public sources. For fully verified transaction history and exact sale figures, you must request a manual lookup from the site via email, as this information is not sourced from the MLS system displayed here.