Property Overview: 126 Woodydell Avenue
Key Characteristics & Appeal
This home presents a distinct value proposition centered on its lot and location within a well-established neighborhood. Its 874 sqft living area is notably compact, ranking below average for its street, neighborhood, and city. However, this is balanced by a solid, slightly above-average 5,255 sqft lot for the immediate area, offering valuable outdoor space. The assessed value of $363k is consistently around the average for comparable homes at every level, from the street to the entire city, suggesting a stable and fair market positioning.
The primary appeal lies in its efficient use of space and its exceptional standing in one key area: the 1975 build year is among the newest on its street, ranking in the top 4%. This indicates a home that is likely younger than most of its immediate neighbors, potentially offering more modern construction fundamentals. This property would suit first-time buyers, downsizers, or investors seeking an entry point into a mature neighborhood without premium square footage. It’s for the buyer who prioritizes land value and a newer structure over interior size, viewing the compact layout as an opportunity for lower utility costs and manageable upkeep.
Frequently Asked Questions
Q: The living area seems small. How does that affect the value?
A: The below-average square footage is a key factor in the home's pricing. It positions the property as an affordable option within the neighborhood, appealing to those who don't require large interior spaces but still want the benefits of the location and lot size.
Q: The build year is listed as "Elite" for the street. What does that mean practically?
A: Ranking in the top 4% for year built on Woodydell Avenue means this house is one of the newest on the block. In an area with many homes built around 1972, a 1975 build may offer advantages like updated wiring, plumbing, or insulation standards for its era, compared to immediate neighbors.
Q: Is the assessed value a good indicator of the selling price?
A: The assessed value of $363k is a municipal calculation for tax purposes. Its consistency with local averages is a useful benchmark, but the final sale price will be determined by the current market, condition of the home, and buyer demand.
Q: Who would this property not be well-suited for?
A: It would likely not suit growing families needing multiple bedrooms or dedicated living spaces, or buyers who prioritize spacious, open-concept interiors. The appeal is in its efficiency, not its volume.
Q: The lot size is around average. Is that a positive?
A: In this context, yes. While the house itself is compact, the lot is not. Having an average-sized yard in a neighborhood where the house is below average in size provides a valuable balance—offering outdoor privacy and potential without the burden of maintaining a disproportionately large home.