Here is a clean, standalone summary of the property at 455 Aberdeen Avenue.
Property Overview: 455 Aberdeen Avenue
Key Characteristics & Appeal
This is a 1,195 sqft home built in 1907, sitting on a 2,996 sqft lot. Its standout feature is its living area. At 1,195 square feet, it's noticeably larger than the average home on its street (1,025 sqft, placing it in the top 25%). This gives it a genuine advantage over nearby properties, offering more interior space without the premium of a larger lot.
The trade-off is clear in the assessed value. The home is valued at $86k, which is well below the street average of $167.7k and the neighborhood average of $149.1k. This low assessment, combined with the home's age (1907), suggests a property that likely needs significant updating or renovation. The land area is also below average for the street and city.
The appeal lies in the contradiction. You get a home with a generous footprint for its street, but at a very low assessed value. This type of listing typically suits buyers who are looking for a project—someone with renovation experience or a clear budget for updates. It may not suit first-time buyers looking for a move-in-ready home, but it could be a strong candidate for an investor or a handy homeowner who values interior square footage over lot size and is comfortable with a fixer-upper in a transitional neighborhood.
Frequently Asked Questions
1. Why is the assessed value so low when the living area is above average?
The assessed value reflects the market's view of the overall condition and desirability of the property, not just its square footage. A low value next to larger-than-average living space typically points to a home that needs major work—outdated systems, cosmetic issues, or structural concerns. It's a signal that the interior space comes with a significant catch.
2. How does the age of the home affect buying it?
Built in 1907, this is an older property relative to both the street and the city. This means you should expect older infrastructure (plumbing, electrical, foundation) and potentially materials like lead paint or knob-and-tube wiring. The upside is that homes of this era often have solid wood framing, higher ceilings, and unique character you won't find in newer builds. A thorough inspection is essential.
3. Is the small lot size a problem?
The 2,996 sqft lot is below average for the street (3,265 sqft) and well below the city average (6,570 sqft). For a buyer focused on the house itself, this isn't necessarily a dealbreaker. It means less yard maintenance. However, it limits outdoor space for additions, garages, or gardens. In a neighborhood where lot values are rising, the smaller land component could also limit long-term appreciation compared to larger lots.
4. What type of neighborhood is William Whyte?
The data shows the home is in the William Whyte neighborhood. It ranks near the middle for living area and year built but near the bottom for assessed value within the area. This suggests a neighborhood with a mix of older homes, some of which are well-maintained and others that are more distressed. It's worth visiting at different times of day to gauge the current character, safety, and amenities yourself, as statistical rankings don't capture local feel.
5. Is this a good investment property?
Potentially, yes, but with a specific strategy. The low purchase price relative to interior space gives you a lower entry cost. If you can renovate affordably, you could raise the assessed value and resale price significantly. The risk is that the neighborhood may not support a high resale value, even after renovations, due to its broader demographic and economic profile. It works best for a landlord or flipper who knows the area and has a realistic budget for both purchase and repairs.