Property Overview: 1017 Warsaw Avenue, Winnipeg
Section 1: Key Characteristics & Appeal
This home at 1017 Warsaw Avenue presents a specific and compelling value proposition in Winnipeg’s Rockwood neighborhood. Its most defining characteristic is its compact size, with a living area of 648 sqft that is notably smaller than most homes on its street, in Rockwood, and across the city. This is balanced by a lot size that is above average for Warsaw Avenue at 4,350 sqft, offering valuable outdoor space.
The appeal lies in its efficiency and land potential. With an assessed value ($326k) that is very close to the street and neighborhood averages, it represents a more accessible entry point into the area, particularly for the lot size. The home, built in 1946, is older than many in the city but is typical for its immediate street. This isn’t a move-in-ready showcase; its value is grounded in practicality and potential. It would suit first-time buyers, downsizers, or investors looking for a lower-priced foothold in a stable neighborhood where the land itself is a significant asset. The property is ideal for someone comfortable with a cozy layout who sees value in the possibility of future expansion, a garden, or simply a manageable property without a premium price tag.
Section 2: Frequently Asked Questions
1. Is the house too small?
At 648 sqft, the living space is significantly below the local and city averages. This requires a lifestyle suited to efficient, minimalist living or a plan to potentially expand. It is not suited for a large or growing family without renovation.
2. How does the assessed value compare?
The assessed value of $326k is consistently "around average" when compared to homes on Warsaw Avenue, in Rockwood, and across Winnipeg. This suggests the property is priced in line with market norms for its type, with the valuation likely reflecting the balance between smaller home size and the desirable lot.
3. What is the potential for the large lot?
The 4,350 sqft lot is larger than average for the street. This offers valuable outdoor space for gardening, recreation, or future improvements like an addition, garage, or deck, which is a key asset not found with many smaller homes.
4. What is the sales history?
Records indicate the property sold between $250,000 and $300,000 in October 2020. For a precise sale price, you must request a manual lookup from the site via email, as they do not display MLS data.
5. How does it compare to nearby homes?
Nearby properties on Warsaw and Jessie Avenues are generally larger in living area (often 1,200+ sqft) and have a range of assessed values. This home is among the smallest in the immediate vicinity, which is a primary factor in its relatively lower assessed value compared to those neighbors.