Property Overview: 189 Harbison Avenue W
Key Characteristics & Appeal
This is a compact, one-storey home built in 1940, situated on a standard-sized lot in Winnipeg's Chalmers neighbourhood. Its primary appeal lies in its efficient scale and recent updates, most notably a renovated basement, which adds valuable functional space to the modest 684 sqft main floor. The property presents a straightforward, low-maintenance footprint.
The home suits first-time buyers or investors seeking an affordable entry point into the market, where the renovated basement offers immediate utility without a major project. It also appeals to those looking to minimize living space and associated costs, such as downsizers or pragmatic buyers prioritizing location and lot value over square footage. A thoughtful perspective is that, while the living area is well below city averages, its assessed value is consistent with its immediate area—suggesting it's priced for its local context rather than city-wide trends, offering a realistic opportunity within the community.
Frequently Asked Questions
1. How does the living area compare to nearby homes?
At 684 sqft, the living area is below average for both Harbison Avenue and the broader Chalmers neighbourhood. This indicates a more compact home compared to many on the block, which typically average around 900-950 sqft.
2. What does the assessed value indicate?
The assessed value ($22.1k) is around the average for both the street and Chalmers, but significantly below the Winnipeg city average. This confirms the home is valued in line with its immediate locale, which is generally more affordable than many parts of the city.
3. Is the lot size a positive feature?
The lot is 2,754 sqft, which is near the average for the street. It provides a standard outdoor space for the area but is not exceptionally large. It's a typical urban lot for this community.
4. The home sold in March 2021. What did that sale price suggest?
It sold for $23.1k, which was above the street average at that time (top 30%). This recent transaction at a premium to the local benchmark suggests the renovated basement or other features provided tangible value to the buyer at that time.
5. Who might this property not suit?
It may not suit buyers needing multiple bedrooms or ample main-floor living space, as the footprint is compact. Those seeking a modern home or a property with significant appreciation driven by above-average square footage might also find it limiting. Its value is in its efficiency and location, not its size.