Property Overview: 409 Shelley Street, Winnipeg
Key Characteristics & Appeal
This is a compact, single-storey home built in 1961, situated on a notably generous lot in the Kirkfield neighbourhood. With 952 square feet of living space, the home is smaller than most in its immediate area, but it features a renovated basement, adding functional space. Its assessed value is consistently around the average for its street, neighbourhood, and city, suggesting a stable, mid-market valuation.
The primary appeal lies in its land size—at 6,637 square feet, the lot is above the city-wide average, offering significant outdoor space and potential in a mature area. This presents a clear value proposition: you're investing more in the land than the structure. It would suit first-time buyers or downsizers looking for a manageable home with room to garden, entertain, or potentially expand in the future. The recent basement renovation also adds immediate move-in appeal for those seeking extra finished space without a major project.
A thoughtful perspective is that this property represents a balance between compromise and opportunity. The living space is modest, but the large lot in a settled neighbourhood offers a sense of space and permanence that can be hard to find. It’s a property for a pragmatic buyer who sees the long-term asset in the land itself.
Frequently Asked Questions
1. How does the home's size compare to others?
At 952 sqft, the living area is below average for both Shelley Street and the wider Kirkfield neighbourhood, placing it in a smaller, more efficient category of homes.
2. What is the significance of the lot size?
The 6,637 sqft lot is a key feature. It ranks above the city-wide average, meaning you get more outdoor space than most Winnipeg properties, which is a valuable and less replaceable asset.
3. Is the assessed value a good indicator of the selling price?
The assessed value ($32,400) is a municipal valuation for tax purposes and is around average for the area. Market conditions, the home's condition, and the desirable lot size will ultimately determine the final sale price.
4. What does the sold price history show?
Records indicate it last sold in July 2021 for an estimated range of $31,500-$34,500. For the exact historical sold price, you can request the information via email from the listing source.
5. Who would this home be best for?
It's well-suited for buyers prioritizing land size and outdoor potential over a large interior. Its manageable scale and renovated basement make it practical for first-time homeowners or those looking to downsize without sacrificing yard space.