Property Overview: 309 Mcmeans Avenue E
Section 1: Key Characteristics & Appeal
This one-storey home in Kildare-Redonda is defined by its practicality and potential. Built in 1910, it is one of the oldest homes on its street, offering a sense of history and character. With 758 sqft of living space, the house is compact and efficient, significantly smaller than area averages, which translates to lower utility costs and minimal upkeep. The lot size of 4,497 sqft is notably generous for the immediate street and provides valuable outdoor space uncommon for homes of this size.
The primary appeal lies in its position as an accessible entry point into the Winnipeg market. The very low assessed value indicates an extremely affordable property tax burden. This is not a move-in-ready showcase home—it has an unfinished basement and no garage—but rather a straightforward canvas. It would suit a first-time buyer comfortable with a project, an investor looking for a rental with a low cost basis, or someone seeking a modest, no-frills home with a large yard in a well-established neighbourhood. Its value is in the land, the location, and the opportunity for gradual, personalized improvement without the pressure of a large mortgage.
Section 2: Frequently Asked Questions
1. Why is the assessed value so much lower than the city-wide average?
Assessed value for tax purposes is not the same as market value. This assessment reflects the home's age, smaller size, and unfinished condition relative to the broader Winnipeg market, resulting in a lower property tax bill.
2. What does the "Top 99%" ranking for assessed value on the street mean?
This statistic means that 99% of comparable homes on Mcmeans Avenue E have a higher assessed value. Essentially, this property has one of the lowest tax assessments on the block, which is a key financial advantage.
3. Is the large lot a benefit for a small house?
Yes. The lot is larger than most on the street and in the neighbourhood. This provides valuable outdoor space for gardening, recreation, or future expansion (like adding a garage or deck), which is a premium feature for a home of this size and price point.
4. What should I consider about a house built in 1910?
While offering charm, a home of this age will likely require ongoing maintenance and updates to systems like wiring and plumbing. An inspection is crucial. The upside is the potential for solid craftsmanship and the character that comes with a century-old structure.
5. The sold price history shows a sale around $11.5k-$14.5k in 2016. Is that relevant today?
That nearly decade-old sale price reflects a very different market and is not a reliable indicator of current value. It does, however, underscore the home's long-standing position as an affordable property and highlights the potential for equity growth over a longer period.