447 Centennial Street

Property Overview & Appeal

This property at 447 Centennial Street in Winnipeg's Sir John Franklin neighbourhood presents a unique opportunity defined by its land value and location. Its key characteristic is a sizable 2,549 sqft lot, which ranks within the top 5% on its street and top 2% in the wider neighbourhood, suggesting above-average outdoor space potential for the area. The primary appeal lies in its very low assessed value of $20,400, which places it in the bottom 1% of properties on its street. This significant value discrepancy between the land and the current assessment highlights its potential as a redevelopment or major renovation project.

It would best suit a buyer with a vision for creating their own home, such as a builder, an investor looking for a land-value play, or a hands-on purchaser willing to undertake a substantial rebuild. A less obvious perspective is that this could be a rare entry point into a well-established neighbourhood for those priced out of turn-key homes, accepting a longer timeline and upfront investment for future equity. The data suggests the existing structure likely adds little to no value, making this primarily a land purchase.

Frequently Asked Questions

1. Why is the assessed value so much lower than nearby properties?
The assessed value is typically based on the current state and use of the property. A value this low, especially compared to direct neighbours, strongly indicates that the existing structure may be considered to have minimal contributory value, with the assessment reflecting primarily the land.

2. What can I actually build on this lot?
You would need to consult the City of Winnipeg's zoning bylaws for the specific property to determine permitted building types, size (FAR), height, and setback requirements. The large lot size is an advantage, but final buildable specifications require professional verification.

3. Is this a teardown property?
While not explicitly stated, the combination of a very low assessed value, lack of listed living area, and high land rank strongly suggests that the existing structure is not a viable long-term dwelling without massive investment, making demolition and rebuilding a likely scenario for most buyers.

4. What are the hidden costs to consider?
Beyond purchase price, crucial costs include demolition (if required), utility disconnection/reconnection, new construction costs, and potential development fees or permits. For a livable existing structure, significant renovation costs should be anticipated.

5. How does the low assessment impact property taxes?
Currently, property taxes would be based on the very low $20,400 assessment, resulting in low annual taxes. However, upon any significant improvement or new construction, the property would be reassessed at a much higher value, leading to a corresponding increase in property taxes.