45 Nakomis Bay

Property Summary: 45 Nakomis Bay

Section 1: Key Characteristics & Appeal

This 957 sqft bungalow, built in 1971 on a 5,201 sqft lot, presents a practical and value-conscious opportunity in the Vista neighborhood. Its primary appeal lies in its position as a competitively priced entry point into a well-established area. With an assessed value of $358k, it sits below the average for its immediate street and neighborhood, suggesting potential for those priced out of larger homes on the same block. The living space is manageable and aligns closely with the local area average, suited for smaller households or first-time buyers.

The property would suit a pragmatic buyer looking for a solid foundation—perhaps a renovator who sees value in the below-average assessment and the lot's potential, or a downsizer seeking a single-level home without a premium price tag. A thoughtful perspective is that while its city-wide rankings for size and value are average, its relative affordability on its own street is notable. It offers a chance to live in a specific, presumably desirable location (Nakomis Bay) where other homes command higher values, making it a strategic pick for location-focused buyers comfortable with a home that may require updates.

Section 2: Frequently Asked Questions

1. Is this home smaller than most in Winnipeg?
Yes, at 957 sqft, the living area is below the Winnipeg average for comparable homes. However, it is much closer to the average size within the immediate Vista neighborhood and on Nakomis Bay street itself.

2. Why is the assessed value lower than neighbors on the same street?
The assessed value of $358k is below the street average of ~$392k. This can be influenced by factors like the home's specific condition, updates, or layout compared to others. It often indicates a property that may present a value opportunity or require some investment.

3. What does the "Top 90%" ranking for value on the street mean?
This statistic means the property's assessed value is higher than only 10% of comparable homes on Nakomis Bay (ranked 18th out of 20). In simpler terms, it is one of the lowest assessed properties on the street, which correlates with its asking price.

4. Is the lot size a constraint?
At just over 5,000 sqft, the lot is slightly smaller than the street and city averages but is typical for the neighborhood. It provides standard backyard space for a home of this era without being overly expansive for maintenance.

5. How does the 1971 build year compare?
The build year is typical for the area. It is slightly older than the Vista neighborhood average but actually newer than the Winnipeg city-wide average for comparable homes. This suggests a mature home with established infrastructure, common for the area.