Property Overview: 387 Dowling Avenue E
Key Characteristics & Appeal
This is a well-maintained, one-storey home built in 1972, offering 998 sqft of living space on a generous 5,097 sqft lot in the Kildare-Redonda neighbourhood. Its key appeal lies in its strong standing within its immediate area. The home ranks above average on Dowling Avenue E for living space, assessed value, and year built, suggesting it is a comparatively modern and valuable property on its street. The basement has been renovated, adding functional living space.
The property would suit first-time buyers or downsizers looking for a manageable, single-level layout in an established neighbourhood. It also presents a solid opportunity for value-conscious buyers who prioritize a home that stands out positively against its direct neighbours, rather than just city-wide averages. The large lot offers potential for gardening, expansion, or simply more private outdoor space than is typical for the street.
Frequently Asked Questions
1. What does the "above average" ranking for this home actually mean?
It means that compared to other homes on Dowling Avenue E, this property scores in the top 25% or better for metrics like size, value, and age. It's a newer, larger, and more highly assessed home than most on its own block.
2. Is the basement renovation a legal suite?
The listing notes a renovated basement but does not specify it as a legal secondary suite. Buyers should verify the permits and status of the renovation with the seller and the city to understand its approved use.
3. Why is there such a difference between the assessed value and recent sale prices?
The assessed value (34.20k) is for municipal tax purposes. The sold price history shows a range from 23.50k to 26.50k, which is the actual market value from a 2019 sale. This discrepancy is common and highlights the importance of using recent sale prices, not tax assessments, to gauge market value.
4. There's no garage. What are the parking options?
The property has no garage. Parking would be via a driveway or on-street. The large lot may offer room to add a parking pad or garage, subject to local zoning bylaws.
5. How does the living space compare to an average Winnipeg home?
While above average for its street, the 998 sqft living area is below the Winnipeg city-wide average (~1,342 sqft). This indicates a more compact, efficient layout suited to simpler living, not a large family home.