853 Stella Avenue

Property Overview: 853 Stella Avenue, Winnipeg

Section 1: Key Characteristics & Appeal

This is a compact, character home built in 1924, offering a practical footprint in Winnipeg's Dufferin neighbourhood. Its key features include a renovated basement and a detached garage. With 860 sqft of living space, the house is notably smaller than most in the city, but it is actually one of the newer homes on its own street, suggesting a well-maintained property in an established area. The assessed value is very typical for Dufferin, indicating it's priced in line with the local market.

The appeal lies in its efficiency and location. It represents a lower-barrier entry point into homeownership, likely with corresponding utility and maintenance costs. The renovated basement adds functional living space, which is a significant asset in a smaller home. It would suit first-time buyers, downsizers, or investors looking for a straightforward, manageable property. A thoughtful perspective is that while the lot size is average for the area, it may offer valuable outdoor space relative to the home's smaller interior, creating a balanced indoor-outdoor dynamic rarely found in newer, denser developments.

Section 2: Frequently Asked Questions

1. Is the house too small?
At 860 sqft, it is smaller than the Winnipeg average. It will suit those who prioritize efficient living and lower maintenance over spaciousness. The renovated basement effectively expands the usable space.

2. How does the assessed value compare?
The assessed value is very average for the Dufferin neighbourhood, but it places the property in the top 3% of values citywide. This highlights a significant value disparity between this central neighbourhood and newer suburban areas.

3. What does the "above average" year built mean?
Built in 1924, it is newer than many homes on Stella Avenue and in Dufferin. This can be a positive indicator of potentially newer infrastructure (like wiring or plumbing) compared to immediate neighbours, though a specific inspection is still essential.

4. What is the neighbourhood like?
The Dufferin area is characterized by older, established homes. The very close proximity of neighbouring houses (within 8-26 meters, as listed) suggests a tight-knit, urban street feel with smaller lot setbacks.

5. Are sale prices similar to the assessed value?
A nearby home at 776 Stella Avenue, which is larger and older, has a higher assessed value. The last recorded sale for 853 Stella Avenue was in March 2021 for $14.20k, which was consistent with its assessed value at that time. Market conditions should be evaluated for the current price.