Property Overview: 331 Rutledge Crescent, Grassie, Winnipeg
This 1986 four-level split home presents a practical opportunity in a mature Winnipeg neighbourhood. With 1,330 sqft of living space, an attached garage, a pool, and a full (unrenovated) basement, it sits on a notably generous 6,052 sqft lot. The home's assessed value positions it below the average for its immediate street and neighbourhood, but closer to the city-wide norm, suggesting it may offer relative value within its local context.
Section 1: Key Characteristics & Appeal
The primary appeal of this property lies in its space and potential. The four-level split design offers distinct living zones, which can suit families seeking separation of space or individuals wanting a clear division between living, sleeping, and recreational areas. The above-average lot size is a significant asset, providing ample outdoor room for gardening, play, or future expansion, a feature becoming rarer in newer subdivisions.
Its appeal is grounded in practicality rather than luxury. The presence of a pool is a ready-made recreational feature for summer months, while the unrenovated basement represents both a project and a blank canvas for a buyer to customize. The home’s metrics suggest it is a "middle-of-the-road" property in many respects—not the largest or newest on the street, but also not the smallest or most dated. This makes it a sensible option for buyers who prioritize lot size and functional layout over a turn-key, modernized finish.
This home would suit a value-conscious buyer, perhaps a young family or a handy homeowner, who is comfortable with the idea of gradual updates. It’s a property for someone who sees the benefit in a larger yard and is willing to trade some immediate modernity for the chance to add value through thoughtful, personal renovations over time.
Section 2: Frequently Asked Questions
1. Is the assessed value a reliable guide for the likely selling price?
Not directly. The assessed value (approximately $421,000) is for municipal tax purposes. The home’s last known sale was in 2019 for a significantly lower price range ($315k-$345k), and market conditions have changed since. The assessment being below neighbourhood averages could indicate value, but the true market price will be set by current demand.
2. What does "below average" for assessed value in the neighbourhood actually mean?
It means that, compared to similar homes in Grassie, this property is taxed on a lower value. This could be due to its specific condition, updates needed, or the original build. It often signals a more affordable entry point into the area, but also suggests the home may not have kept pace with renovations seen in neighbouring properties.
3. How functional is a four-level split layout?
This layout provides good separation, often with living areas on two mid-levels and bedrooms split across upper and lower levels. It can be excellent for noise buffering between living and sleeping zones. The trade-off is more stairs, which may not suit those with mobility concerns.
4. What should I consider with an unrenovated basement?
An unrenovated basement allows you to insulate, wire, and finish it to your own standards and needs. However, you should budget for this project and have it inspected for foundational integrity, moisture, and proper insulation. It represents both future living space and an upfront cost.
5. The lot size is above average. What are the advantages?
Beyond more private outdoor space, a larger lot provides better potential for additions like a shed, deck, or expanded patio. It may also offer more flexibility for future landscaping, parking, or even a home addition, subject to local zoning bylaws. In mature neighbourhoods, larger lots are a finite resource.