Property Overview: 404 Rosedale Avenue, Lord Roberts, Winnipeg
Key Characteristics & Appeal
This home is a classic, early-20th century residence built in 1911, offering a blend of established character and practical metrics. With just over 1,100 square feet of living space, it sits comfortably within the average range for its immediate street and the sought-after Lord Roberts neighbourhood. Its standout characteristic is its assessed value, which ranks above average for both the street and the broader area, suggesting a perception of solid value or desirable attributes not solely defined by size.
The appeal lies in its position as a grounded, no-surprises property in a mature community. It suits a first-time homebuyer or a downsizer looking for a manageable footprint in a central location without the premium of a new build. The lot, while smaller than many on its street, is typical for the city-wide average, offering lower maintenance—a thoughtful plus for those prioritizing indoor living space or ease of upkeep. It’s a home for someone who values neighbourhood character over sheer square footage, and who sees a well-maintained older home as a canvas rather than a project.
Frequently Asked Questions
1. What does an "above average" assessed value really indicate?
It typically means the municipal assessment is higher relative to similar nearby homes. This can reflect desirable features, updates, or overall condition, but it's important to verify this through a viewing and consider how it might relate to property taxes.
2. Is the smaller lot size a significant drawback?
That depends on your lifestyle. While below average for Rosedale Avenue, the lot is standard for Winnipeg overall. It means less yard work and potentially more efficient outdoor space, which can be a benefit for those not seeking extensive gardening or private space.
3. As a 115-year-old home, what should I be prepared for?
While systems and structure should be thoroughly inspected, homes of this era in established neighbourhoods like Lord Roberts often feature solid craftsmanship and mature, tree-lined streets. Budgeting for ongoing maintenance and potential updates to plumbing or electrical systems is wise.
4. How does the recent sale history inform the current value?
The home sold between $300k-$350k in 2021. This recent transaction provides a concrete market benchmark, showing active demand in the area. Understanding what, if any, changes were made since that sale will be key to evaluating the current asking price.
5. Who are the most likely neighbours or competing buyers?
Given its profile, you may be competing with young professionals seeking a central location, or empty-nesters looking to right-size from a larger property within the same cherished neighbourhood. The nearby listings, including newer builds on Beresford Avenue, offer a contrast in style and price, helping to define this home's niche as a character-filled, established option.