Property Overview
This single-storey home at 14 Kimwood Bay in Winnipeg's Garden City neighbourhood is a practical, mid-century property built in 1961. With 1,148 sqft of living space and a renovated basement, it sits on a 5,768 sqft lot. The home has no garage or pool. Its key appeal lies in its solid, no-fuss foundation and its position as a statistically average home in many respects, which can mean predictability and value within its community. It suits first-time buyers, downsizers, or investors looking for a manageable, entry-level property in an established area without the premium for standout features or size.
Key Characteristics & Appeal
The home’s characteristics are consistently middle-of-the-road when compared locally. Its living area, assessed value, and year built are all around the average for Garden City and Winnipeg overall. This isn't a standout luxury property, but rather a stable and typical home for the area. Its appeal is grounded in this very normality—it represents a known quantity with a renovated basement adding modern utility. The lot size is slightly below average for the immediate street and neighbourhood, suggesting a more manageable yard for maintenance.
Thoughtfully, while the home lacks a garage, the neighbourhood's mature setting and the home's average metrics suggest it's part of a stable, long-established community where property values behave predictably. It would suit a buyer who prioritizes a sensible layout and location over flashy amenities, and who sees the value in a home that doesn't carry the price premium of a top-tier ranked property on its street.
Frequently Asked Questions
1. Is the renovated basement a legal suite?
The listing notes a renovated basement but does not specify it as a legal secondary suite. Buyers should verify its compliance with local regulations if considering rental income.
2. How does the lack of a garage affect parking and storage?
The property has no garage. Buyers should assess on-street parking availability and consider the cost of adding a shed or carport for storage and vehicle protection.
3. The assessed value seems low compared to typical sale prices. Why?
The assessed value (approx. $37k) is for municipal tax purposes and is not an indicator of market value. Market value is determined by recent sales of comparable homes, like the noted 2017 sale in the $295k-$325k range.
4. What does the "below average" lot size ranking mean practically?
While the lot is below the average size for Kimwood Bay, it is near the citywide average. This typically means a smaller backyard, potentially less privacy, but also less maintenance.
5. The home is 65 years old. What major systems should be inspected?
Given the age, a thorough inspection of the roof, foundation, plumbing, electrical systems, and the heating/cooling system is essential to anticipate potential updates or repairs.