Property Overview & Key Characteristics
This two-storey home at 165 Goodman Drive is a modern, low-maintenance property built in 2024. Its primary appeal lies in its new construction status, offering contemporary building standards and minimal immediate repair concerns. The home features a renovated basement and an attached garage on a standard-sized lot.
The property is ideally suited for first-time homebuyers or downsizers seeking a modern, move-in-ready home without the wait or uncertainties of a new build. Its ranking data shows it is newer than nearly all homes in Winnipeg, yet its living space is more compact than many on its street, suggesting efficiency over sheer size. A thoughtful perspective is its potential as a "set-and-forget" property for buyers who prioritize modern systems and finishes over customizing a home themselves, allowing them to invest time and money elsewhere.
Frequently Asked Questions
1. What does the ranking data actually mean for this property?
The rankings compare this home to others on its street, in Rosser-Old Kildonan, and across Winnipeg. Key takeaways are that it's in the top 1% for newness city-wide, but its living area is smaller than most directly neighbouring homes. This indicates you're buying modern quality in a mature setting.
2. Why is the assessed value significantly different from the listed price?
Municipal assessed values in Manitoba are for taxation purposes and are typically lower than market value. They are based on mass appraisal techniques and older data. The listing price reflects current market conditions, the home's newness, and recent renovations.
3. The living area is noted as smaller than many on the street. Is the space well-utilized?
While the square footage is efficient, the home includes a renovated basement, which effectively adds usable living space. Viewing the layout in person is essential to see if the flow and room sizes meet your needs.
4. What is the significance of the nearby comparable properties with very low assessed values (e.g., ~$12k)?
Those properties are almost certainly vacant lots or have structures of negligible value in the assessment. They are useful for understanding land values in the area but are not comparable to a finished, detached home.
5. As a new build in an established area, what are the potential pros and cons?
Pros include modern insulation, wiring, plumbing, and windows, leading to lower utility costs and fewer repairs. A potential con is that the home's architectural style and lot size may differ from older homes on the block, which can affect streetscape character and future resale appeal to those seeking either strict consistency or more established landscaping.