646 Warsaw Avenue

Property Overview: 646 Warsaw Avenue, Earl Grey, Winnipeg

Section 1: Key Characteristics & Appeal

This home is a classic Winnipeg two-and-a-half storey character home, built in 1913, situated on a mature, established street in the desirable Earl Grey neighbourhood. Its primary appeal lies in a combination of character, location, and value proposition.

The 1,150 sqft living area is very typical for the street and neighbourhood, offering a practical footprint. A key standout is the home's Assessed Value, which ranks in the top 10% for both Warsaw Avenue and the wider Earl Grey area. This suggests the property is viewed as a strong asset relative to its immediate peers, potentially due to its lot, location, or condition. The lot itself, at 2,659 sqft, is compact compared to many city-wide properties but is fairly average for Earl Grey, offering a manageable outdoor space.

The home would suit a specific type of buyer: someone seeking character and location over sheer size or a turn-key renovation. The presence of an unrenovated basement indicates a project awaits, appealing to buyers looking to add value on their own terms or who prioritize budget for main-floor updates first. It’s an ideal match for a first-time buyer or downsizer who values walkable, central neighbourhoods like Earl Grey and is prepared for the upkeep and potential of a 113-year-old home. The recent sale price indicates strong market interest at a premium to the assessed value.

Section 2: Frequently Asked Questions

1. What does the high assessed value ranking mean?
While the home's assessed value is high for its immediate area, it's important to note this is an administrative valuation for tax purposes. The recent sale price of $380k provides a clearer current market value. The high ranking likely reflects the desirability of the specific location on Warsaw Avenue within Earl Grey.

2. Is the smaller lot size a disadvantage?
This depends on your lifestyle. The lot is below average for the street and city, meaning less space for expansive gardens, play structures, or additions. However, it also means less yard maintenance, which can be a benefit for busy professionals or those looking to minimize upkeep. It's very much in line with the more compact, efficient lots found in many central, character neighbourhoods.

3. Who is the "unrenovated basement" suitable for?
This space represents both a project and an opportunity. It's not a finished living area, so it would suit a buyer who needs storage, utility space, or who has a longer-term plan to develop it according to their own needs and budget. It's a blank canvas, but requires investment to become a livable space.

4. How does the age of the home factor in?
Built in 1913, the home offers classic charm but also comes with expectations. Buyers should budget for ongoing maintenance typical of a century-old structure and consider the potential for older mechanical systems (like plumbing and wiring). A thorough inspection is essential to understand the condition behind the character.

5. What is the neighbourhood like?
Earl Grey is a central, mature neighbourhood known for its tree-lined streets, character homes, and strong community feel. It offers excellent access to amenities like parks (including Earl Grey Park and Golf Course), schools, and Corydon Avenue's shops and restaurants. The property's rankings show it is a very typical home for this well-regarded area.