417 Kimberly Avenue

Property Overview

This 1955-built home on Kimberly Avenue in Winnipeg's Rossmere-B neighborhood presents a practical opportunity. Its key appeal lies in a specific balance: it offers a larger-than-average lot (6,703 sq ft) for the immediate area, providing valuable outdoor space, while the house itself is a modest 957 sq ft. The assessed value of $349k is notably above the street and neighborhood averages, suggesting the property is viewed favorably compared to its direct peers, though it sits around the citywide average. It last sold in late 2021 in the $350k-$400k range, following a previous sale in early 2019 for $250k-$300k.

The home would suit a buyer looking for a solid footprint in a stable neighborhood, prioritizing yard space over interior square footage. It’s a candidate for those comfortable with a home of average size and age for the area, who see value in the land itself. A thoughtful perspective is that its above-average valuation on a street of similar homes could indicate specific updates or a premium lot placement, but it also means you're buying into a price point already at the top of its immediate market.

Frequently Asked Questions

1. Is the assessed value a reliable indicator of the likely selling price?
The assessed value ($349k) is above local averages, which can indicate perceived value. However, the final sale price is determined by the current market. The home's last sold price range ($350k-$400k in 2021) provides a more recent benchmark to consider alongside the assessment.

2. How does the lot size compare to nearby properties?
The lot is a significant feature. At 6,703 sq ft, it is larger than most lots on the same street and in the wider Rossmere-B neighborhood, offering more private outdoor space than is typical for the area.

3. The living area seems smaller than the city average. Is the house unusually small?
At 957 sq ft, the living space is slightly below the street and neighborhood average (approx. 1,040-1,047 sq ft) and more noticeably below the Winnipeg average. This is characteristic of many mid-century homes in the area. The trade-off is often a more generous lot size.

4. What does the sale history tell us about the property's market?
The home sold in early 2019 and again in late 2021, with a noticeable increase in value between those sales. This shows active market movement and price appreciation during that period, which is useful context for understanding its current valuation.

5. Are comparable homes in the area similar in age and style?
Yes. The nearby listed homes, particularly on the same street and in Rossmere-B, are predominantly from the 1950s, with similar assessed values and living areas. This indicates a consistent, established neighborhood character.