396 Union Avenue W

Property Overview: 396 Union Avenue W, Winnipeg

Section 1: Key Characteristics & Appeal

This is a compact, one-storey home built in 1913 on a standard city lot in the Chalmers neighbourhood. Its key characteristic is its modest scale, with a living area of 480 sqft, which is notably smaller than most homes on its street and in the wider city. The property features a detached garage and an unrenovated basement. The land size is typical for the immediate area.

The primary appeal lies in its affordability and potential. With a historically low sale price and assessed value, it represents a very accessible entry point into the Winnipeg market. This isn't a move-in-ready home; its value is for a buyer who sees a foundation to build upon. It would suit a hands-on first-time buyer, an investor looking for a rental property with a low acquisition cost, or someone seeking a minimalist footprint. A less obvious perspective is its lot value—while the house is small, the land itself is a standard city parcel in an established neighbourhood, offering future possibilities for expansion or redevelopment, subject to local regulations. This is a property for those comfortable with a project, not those seeking finished convenience.

Section 2: Frequently Asked Questions

1. Why is the assessed value so much lower than the city average?
The assessed value reflects the property's very small living area, age, and condition relative to the broader Winnipeg market, where average homes are significantly larger and newer.

2. What does "unrenovated basement" typically imply?
It generally means the basement is in its original or utilitarian state, likely lacking finished walls, ceilings, or modern amenities. It should be inspected for moisture issues, foundation integrity, and the suitability for future development.

3. Is the small living area a major drawback?
It depends on your needs. It necessitates efficient use of space and limits occupancy, but it also translates to lower utility costs and property taxes. The potential to expand, given the standard lot size, is a key consideration.

4. How does this property compare to others on the street?
The data shows it has a smaller living area and is older than the average home on Union Avenue W. However, its lot size is very close to the street average, and its assessed value is in line with several other smaller, character homes in the wider Chalmers area.

5. Who is this property not suited for?
It is not suited for buyers needing a turn-key home, those with a larger family, or anyone unwilling to undertake renovations or maintenance projects. Its scale and condition require a realistic vision and budget for updates.