Property Summary: 835 Beach Avenue, East Elmwood
Section 1: Key Characteristics & Appeal
This 858 sqft bi-level home at 835 Beach Avenue presents a practical and affordable entry point into Winnipeg’s East Elmwood neighbourhood. Built in 1979, it is notably newer than most homes on its street and in the immediate area, which may translate to fewer concerns with aging infrastructure found in older builds. The home features a renovated basement, adding functional living space.
Its primary appeal lies in its value positioning. The assessed value is above average for East Elmwood, yet the recent sale price suggests a market value that makes it one of the more accessible homes in the city. The lot, while smaller than area averages, offers a manageable yard with less maintenance. This property is best suited for first-time buyers, downsizers, or practical investors seeking a straightforward, no-frills home in a stable neighbourhood. Its newer construction date (relative to the area) and updated basement are clear assets for someone looking to avoid a major project, though the smaller living and land footprint requires a willingness to prioritize efficiency over space.
Section 2: Frequently Asked Questions
1. How does the home’s size compare to others?
At 858 sqft of living area, the home is close to the average for both Beach Avenue and the East Elmwood area, but is below the average size for the entire city. It offers a compact, efficient layout.
2. Why is the assessed value higher than some area averages?
The assessed value is above average for East Elmwood, which can be attributed to factors like its newer year of construction (1979) compared to many neighbouring homes from the 1940s and 50s, and the renovated basement.
3. What does the "newer" build year mean for a buyer?
While still 47 years old, being built in 1979 likely means construction methods and materials (like wiring and plumbing) are more modern than those in the pre-1960 homes that dominate the street. This can offer a perception of reduced immediate repair risk.
4. Is the smaller lot a disadvantage?
The 3,305 sqft lot is below average for the street and city. This means less outdoor space for gardening or expansion, but also significantly less yard work and upkeep, which can be a benefit for those seeking a low-maintenance property.
5. Based on recent sales, does the price seem fair?
The home sold for $30,500 in December 2023. This price positioned it in the top 30% of sales on its street and in East Elmwood for value, suggesting it was seen as a competitively priced offering within its immediate market context.