Property Overview
This one-storey home at 3 Dobrinsky Drive presents a practical and value-conscious opportunity in Winnipeg's Leila-Mcphillips Triangle neighborhood. Built in 1987, the 1,040 sqft house sits on a 4,385 sqft lot and features a renovated basement and a detached garage.
Key Characteristics & Appeal
The primary appeal of this property lies in its balance of space, recent updates, and relative value within its immediate area. The renovated basement adds functional living space, a significant advantage for a home of this size. While the living area is modest compared to the broader city average, it is actually above average for Dobrinsky Drive itself, suggesting the home is well-sized for its specific street. The lot size is also generous for the immediate area, offering good outdoor space potential.
Its assessed value ranks highly on its own street, indicating it is considered a solid property in its micro-location. A key, less obvious perspective is that this home may represent a "best-in-street" scenario—offering more modern finishes (via the renovated basement) and a larger lot than many direct neighbors, which can be a stabilizing factor for value. It would suit first-time buyers, downsizers looking for single-level living without a condo fee, or value-focused investors seeking a rentable property with recent improvements to key areas.
Frequently Asked Questions
1. How does the sold price from 2022 relate to the current assessed value?
The home sold in mid-2022 for an estimated $40.5K-$43.5K. The current assessed value is $37.2K. This difference reflects market adjustments since the peak of 2022 and is part of a normal valuation cycle.
2. Is the living space sufficient for a small family?
With 1,040 sqft plus a renovated basement, the home offers flexible space. It is likely best suited for a couple, a small family, or a single occupant, as the main floor living area is compact but efficiently used.
3. What does the "above average" assessed value for the street mean?
It means that, according to municipal assessment, this property is in the top 20% of homes on Dobrinsky Drive by value. This often points to better condition, updates, or desirable lot features compared to immediate neighbors.
4. What are the implications of the detached garage?
A detached garage provides secure storage and parking but means accessing your vehicle requires going outside. It can also allow more flexibility for future landscaping or garden space between the house and garage.
5. Why is the year built considered "below average" for the street?
With a 1987 build, it is actually one of the newer homes on Dobrinsky Drive. The "below average" ranking here is counterintuitive because a newer build is typically better; this stat indicates that most homes on the street were built after 1987, making this home slightly older than its direct neighbors.