Property Overview: 342 Arnold Avenue, Lord Roberts, Winnipeg
Section 1: Key Characteristics & Appeal
This is a modest, century-old home (built 1911) on a standard city lot in the established Lord Roberts neighbourhood. Its key characteristic is its affordability, underscored by a very low municipal assessed value that places it in the bottom 10-15% of properties locally and city-wide. With 840 sqft of living space, it is notably compact compared to area averages, suggesting a classic bungalow or cottage-style layout.
The primary appeal lies in its position as a potential entry point into the Winnipeg market. It suits a specific type of buyer: a first-time purchaser, an investor looking for a rental property, or a downsizer seeking minimal upkeep and taxes. Its value is in the land and location within a mature neighbourhood, rather than in the size or assessed value of the existing structure. A thoughtful perspective is that a home with such a low assessment relative to its last known sale price (2017, in the $150k-$200k range) may indicate significant updates were made that aren't yet reflected in the tax assessment, or it presents a clear renovation opportunity. It’s a practical choice for someone comfortable with a smaller footprint or viewing the property as a long-term value play in a central area.
Section 2: Frequently Asked Questions
1. Why is the assessed value so much lower than the last sold price?
Municipal assessments for tax purposes often lag behind market values and may not fully account for recent renovations or improvements made by a previous owner. The significant gap suggests the home may have been updated since its last assessment or that the market values the lot and location highly.
2. What does the living area ranking mean for daily life?
Ranking in the top 70% on its street but below average in the wider area means the home is typical for Arnold Avenue but compact by modern standards. Buyers should be prepared for efficient, possibly older layouts characteristic of 1911 construction, and prioritize a showing to ensure the space meets their needs.
3. Who might this property not be suitable for?
It is likely not a fit for buyers requiring multiple bedrooms, ample storage, or modern, open-concept living spaces without planning a major renovation. Families needing room to grow may find it too constrained.
4. Are the nearby sold properties good comparisons?
The listed comparable sales (like on Nassau St. or Taft Cres.) are useful for neighbourhood context but are from 1976, so they differ significantly in age and potentially condition. A more accurate comparison would be with other early-1900s homes in Lord Roberts, which is best done by viewing the neighbourhood analysis map mentioned in the details.
5. How do I find out the exact historical sale prices?
As noted on the property detail page, exact sold prices are provided manually upon request via email. The public range data indicates it last sold between $150,000 and $200,000 in 2017.