12 Hoban Street

Property Overview: 12 Hoban Street, Winnipeg

Key Characteristics, Appeal & Ideal Buyer

This well-situated one-storey home in Brooklands presents a practical and value-conscious opportunity. Its key characteristic is a sense of solid proportion: the 1,054 sqft living area is notably above average for both the immediate street and the broader Brooklands neighbourhood, offering comfortable space within a manageable footprint. The lot size of 3,674 sqft is generous for the area, providing ample outdoor space relative to local norms. A recently renovated basement adds functional living space and modern appeal. The home’s assessed value is significantly below the Winnipeg city average, which can indicate a favourable property tax position compared to many parts of the city.

The appeal lies in its neighbourhood-level value and practicality. It suits first-time homebuyers seeking space and a renovated basement without a premium price tag, or investors looking for a character home with strong rental fundamentals in an established community. A thoughtful perspective is that while the home is newer than many on its street, its 1967 build date means it still requires a buyer comfortable with the maintenance rhythms of a mature home. Its appeal is grounded in offering more house and land for the money within its immediate community, rather than luxury finishes.

Frequently Asked Questions

1. How does the lot size compare practically?
While the lot is below the city-wide average, it ranks in the top 20% on its own street and is above average for Brooklands. This means you’re getting a yard that is spacious for the neighbourhood, which is often a priority in established communities.

2. What does the "renovated basement" include?
The listing confirms the basement is renovated but does not specify the scope. A key follow-up would be to determine the quality of finishes, whether it includes a proper secondary suite or is a finished rec space, and if necessary permits were obtained.

3. Why is the assessed value so much lower than the sale price?
This is common. The assessed value (29.3k) is for municipal tax purposes and is not a market valuation. The recent 2023 sale price of $250k reflects the actual market value. The low assessment can be a long-term benefit, potentially resulting in lower property taxes than a comparable home assessed at a higher rate.

4. Is the detached garage a standard size?
The listing confirms a detached garage but does not state its dimensions. Given the above-average lot size, there is likely room for a standard single-car garage, but verifying its condition and size would be important.

5. How does the living area compare to nearby recent sales?
At 1,054 sqft, the living area is larger than the Brooklands neighbourhood average (~920 sqft). When viewing, it’s worth comparing the layout and room sizes to the nearby reference property at 1991 Ross Ave (1,087 sqft), which sold for an undisclosed price, to gauge space utilization.