Property Overview
This home at 20 Werrell Crescent presents a distinct value proposition rooted in its specific context. Its appeal lies in offering above-average interior space on a manageable lot within a well-established neighborhood, all at an assessed value significantly below local averages.
Key Characteristics & Buyer Profile
The key characteristic of this property is its balance of space and value. With 1,254 sqft of living area, it ranks in the top 18% on its street and top 24% in the Valley Gardens neighborhood for size, offering more room than many immediate comparables. However, its assessed value of $261k ranks in the bottom 20% on the same street and is well below citywide averages. This creates a notable value scenario where you get more house for your dollar compared to neighbors.
The lot size is more compact at 4,173 sqft, which means less yard maintenance—a practical perk for some, though a limitation for others. Built in 1977, it is typical for its street but is actually newer than many homes in the wider neighborhood and city.
This home would suit a pragmatic, value-conscious buyer. It's ideal for a first-time homeowner or downsizer seeking solid interior space in a mature area without a premium price tag. It also suits those who prefer a lower-maintenance yard but still want a generous floor plan. The buyer should be comfortable with a home that may offer equity potential through updates, as its lower assessed value could reflect its original condition relative to updated homes on the street.
Frequently Asked Questions
1. Why is the assessed value so much lower than the street and neighborhood averages?
This is likely due to a combination of the home's specific condition, features, and any updates needed compared to other homes used in the comparison. It indicates a potential value opportunity but warrants a thorough interior viewing to understand the specifics.
2. Is the smaller lot size a major disadvantage?
Not necessarily. While below average in size, it translates to less time and cost spent on yard upkeep. For buyers who prioritize indoor living space or prefer a manageable garden, this can be a practical benefit.
3. The living area ranks highly, but the lot size ranks low. What does this mean for the house layout?
This suggests the home makes efficient use of its footprint, likely with a two-story or well-designed layout that maximizes the living space on a smaller parcel. It may have a different feel than a home with the same square footage on a larger, sprawling lot.
4. How does the 1977 build year affect things?
This is a solidly middle-aged home for Winnipeg. It’s newer than the citywide average but typical for its immediate area. Buyers should expect maintenance consistent with a home of this age and consider the potential need for updates to major systems like roof, windows, or furnace.
5. What do these rankings actually tell me about the neighborhood?
They confirm Valley Gardens is an established, consistent neighborhood. The tight clustering of average build years and living areas suggests a streetscape of similar-sized homes from the same era, offering neighborhood stability. The value ranking shows this specific home is priced accessibly within that stable context.