852 College Avenue

Property Overview: 852 College Avenue, Winnipeg

Section 1: Key Characteristics & Appeal

This one-storey home on a standard-sized lot in Burrows Central presents a practical and value-oriented opportunity. Its key appeal lies in its above-average living space for the immediate area, offering 1,360 sqft, which is notably larger than many neighbouring homes. The property features a renovated basement and a detached garage. Built in 1924, it is a typical vintage for the street but comes with a modernized lower level.

The home’s strongest suit is its value proposition within its local context. While its city-wide assessed value is modest, it consistently ranks well above average for its street and neighbourhood, suggesting it is a standout property in this specific market. It has also demonstrated steady price appreciation in recent sales. This profile suits first-time buyers seeking solid square footage on a budget, or investors looking for a resilient rental property in an established neighbourhood where the fundamentals—like living space and condition—exceed local norms. It’s a home that makes more sense when compared to its direct neighbours than to the city at large.

Section 2: Frequently Asked Questions

1. Is the land size a pro or a con?
The lot is around average for the street and neighbourhood, but below average for Winnipeg overall. This is typical for central, established areas. It provides adequate outdoor space without the maintenance demands of a much larger city lot.

2. What does the "renovated basement" likely include?
While specifics should be verified, in a home of this age and area, a renovated basement typically means a finished living space, possibly with a secondary bedroom or family room, and updated essentials like flooring and paint. It adds valuable functional space.

3. How should I interpret the assessed value versus sale price?
The assessed value ($23.5k) is for municipal tax purposes. The recent sale price ($28.2k) is the true market value. The consistent gap indicates the market recognizes features—like the larger living area and renovated basement—that may not be fully reflected in the formal assessment.

4. Who are the typical neighbours or buyers here?
Burrows Central is a long-established neighbourhood. Buyers are often pragmatic, value-focused residents or investors. The area suits those prioritizing affordability, functional space, and a central location over newer builds or luxury finishes.

5. Are sale prices in this area stable?
The recent sale history of this specific property shows gradual appreciation. This can indicate a stable, demand-driven micro-market within the neighbourhood, but broader area trends should be researched independently.