Property Overview: 23 Rochester Avenue, Fort Richmond, Winnipeg
This 804 sqft bi-level home at 23 Rochester Avenue presents a specific and practical opportunity in Winnipeg's Fort Richmond neighborhood. Built in 1973, it sits on a larger-than-average city lot of 6,374 sqft and features an attached garage and a renovated basement. The data indicates it is a more compact home compared to most in its immediate area, which is reflected in its assessed value.
Key Characteristics & Buyer Suitability
The primary appeal of this property lies in its efficiency and lot size. The home itself is modest in scale—ranking in the bottom 10% for living area on its own street—making it a lower-maintenance footprint with updated essentials like the basement. Its significant advantage is the land: the lot size ranks in the top 24% citywide, offering ample outdoor space uncommon for homes in this price segment. This combination creates a clear value proposition: you are purchasing a generous parcel of land with a functional, renovated living space, rather than a large house.
This home would best suit pragmatic first-time buyers, downsizers, or investors seeking a land-play. It’s for those comfortable with a cozy interior layout who prioritize private outdoor space or see long-term potential in the lot itself. The recent sale history suggests a stable, entry-level price point. A less obvious perspective is that this property avoids the premium for superfluous square footage, allowing a buyer to invest in customization or simply reduce ongoing utility and maintenance costs. It’s a home that emphasizes utility over grandeur.
Frequently Asked Questions
1. Is the home too small?
At 804 sqft, the living area is notably compact compared to neighbors. The renovated basement provides additional functional space, but buyers should be comfortable with a smaller main-floor footprint.
2. What does the "renovated basement" include?
The listing confirms the basement is renovated but does not specify the scope. We recommend inquiring about the finishes, ceiling height, permits, and whether it includes a secondary suite or additional bedrooms.
3. Why is the assessed value relatively low?
The assessed value aligns with the home's smaller size and older age relative to the Fort Richmond area. The value is primarily supported by the lot size and the renovated condition of the basement.
4. How does the lot size compare?
The 6,374 sqft lot is a key feature. It is larger than the Winnipeg city average and provides significant outdoor space, which is a standout aspect for this property.
5. What is the typical price trend for this home?
Based on available sale data from 2016, 2019, and 2020, the price has remained within a stable, moderate range for over nine years, indicating consistent market value for this specific type of property.