Property Overview: 247 Kimberly Avenue, Winnipeg
Key Characteristics & Appeal
This home on Kimberly Avenue in the Rossmere-B neighborhood stands out for its generous size and established presence. Its primary appeal lies in offering significantly more space than is typical for the area. With 2,294 sqft of living area, it ranks in the top 1% of homes on its street and within the Rossmere-B community, providing room that is rare in this market. The lot size of 6,791 sqft is also well above average for the neighborhood, offering ample outdoor space.
Built in 1956, the property is of a vintage common to the area, suggesting a classic, solid foundation with potential for updates to suit modern tastes. The current tax assessment of $480,000 is notably higher than area averages, reflecting its size and perceived value relative to nearby properties. A previous sale in 2019 indicates a transaction in the $350,000-$400,000 range.
This property would best suit buyers who prioritize interior and exterior space over a brand-new build. It’s ideal for a growing family needing room to spread out, or for someone looking for a property with a larger footprint in a mature, established community. The data suggests it's a "larger-than-average" home in almost every sense for its immediate surroundings, offering a compelling option for those who find newer subdivisions or standard-sized lots limiting.
Frequently Asked Questions
1. How does the home’s size compare to its neighbors?
Exceptionally well. With 2,294 sqft, it has over double the living space of the average home on Kimberly Avenue (1,042 sqft) and in the Rossmere-B community (1,047 sqft). It ranks #1 on its street and #4 in the neighborhood for living area.
2. What does the tax assessment tell us about the property’s value?
The $480,000 assessment is significantly higher than local averages (approx. $303,000 on the street), placing it in the top 1% of the area. This typically indicates the municipal assessor views it as a higher-value property, likely due to its size, which will be reflected in property taxes.
3. The home was built in 1956. What should I consider?
The build date is typical for the area. Prospective buyers should budget for a thorough inspection focused on aging components like the roof, plumbing, electrical systems, and windows. This vintage also presents opportunities to modernize layouts and finishes to personal taste.
4. Is the 2019 sale price a good indicator of current value?
It provides a historical benchmark, but market conditions have likely changed. The higher current tax assessment suggests increased valuation. For an accurate current market value, a comparative market analysis (CMA) from a local agent is essential, as is reviewing any upgrades made since 2019.
5. The lot is large for the area. What are the advantages?
The 6,791 sqft lot (ranked in the top 4% for the community) offers more privacy, space for gardening, play areas, or additions like a shed or deck. It also provides a greater sense of openness compared to tighter lot lines found in many mature neighborhoods.