Property Overview
This bi-level home at 13 Gallagher Avenue W in Brooklands presents a practical opportunity centered on its lot and modern build. The key appeal lies in its combination of a newer construction (2015) on a decent-sized lot for the area. While the living space is compact at 932 sqft, the property stands out for being significantly newer than most homes on its street and in Winnipeg broadly. Its assessed value is strong for the immediate area, suggesting a well-regarded property in its local context. The home features a detached garage and a basement that is present but not renovated.
This property would suit a first-time buyer or an investor looking for a modern, low-maintenance structure in a established neighborhood, where the value is driven more by the building's age and the land potential than by finished square footage. It's also a sensible choice for those who prioritize a newer mechanical and structural foundation over move-in-ready finishes, seeing the unfinished basement as a canvas for future value addition.
Frequently Asked Questions
1. What is the true condition of the basement?
The listing confirms the basement exists but is not renovated. Buyers should budget for potential finishing, moisture-proofing, or utility upgrades, and an inspection is highly recommended to clarify its current state.
2. How does the lot size compare?
At 2,513 sqft, the lot is around average for Gallagher Avenue W but below average for both the broader Brooklands area and Winnipeg overall. This indicates a relatively standard yard size for this specific street.
3. Why is the assessed value higher than the neighborhood average?
The assessed value ranks well above local averages, likely reflecting the property's much newer year of build (2015) compared to the typical older homes in Brooklands. This suggests the tax assessment recognizes the modern construction.
4. Is the sale price from 2022 a good indicator of current value?
The prior sale price of $31,500 provides a historical benchmark, but market conditions have shifted. It's more useful as a point of comparison for appreciation rather than a direct guide to today's listing price.
5. What are the trade-offs with a home built in 2015?
The major benefit is newer systems, insulation, and building codes, potentially reducing immediate repair costs. The trade-off is that you get this modern build on a modestly-sized lot with less living space than many city homes, placing it in a specific niche of the market.