Property Overview: 11 Rod Black Crescent, Winnipeg
Key Characteristics & Appeal
This home at 11 Rod Black Crescent in the Meadows neighbourhood presents a compelling, well-balanced profile. Built in 2009, it is a relatively modern property that ranks well above average for its age both locally and across Winnipeg. With 1,520 sqft of living space, it offers a functional size that is comfortably above the city-wide average, making it a spacious option for its assessed value tier.
The primary appeal lies in its strong and consistent value positioning. With an assessed value of $530,000, it sits in the top tiers (top 10-27%) against comparable homes in its area and city-wide, suggesting a premium valuation for its location and attributes. The lot size of just under 5,000 sqft is typical for the street and neighbourhood, providing standard outdoor space without excessive maintenance. Historical sales data shows steady appreciation, with the last sale in 2021 in the $500k-$550k range, indicating a stable market.
This property would suit buyers looking for a move-in ready, modern home in a developed neighbourhood who value a strong assessed value as an indicator of neighbourhood standing. It’s a practical choice for small families or professionals seeking a balance of space, modernity, and established community character without the unpredictability of an older home.
Frequently Asked Questions
1. How does this home’s value compare to its immediate neighbours?
The assessed value of $530k ranks 7th highest out of 26 homes on Rod Black Crescent (top 27%), indicating it is valued above the street's average. This suggests it may have features, condition, or positioning that place it in the upper tier of this specific street.
2. Is the living space considered large for Winnipeg?
At 1,520 sqft, the living area is above the city-wide average of 1,342 sqft, placing it in the top 29% city-wide. It is slightly below the average for its own street but offers more space than the typical home in the broader Meadows area.
3. What does the year built (2009) indicate about potential maintenance?
Built 17 years ago, this home is notably newer than the Winnipeg city-wide average (1966) and the Meadows area average (1990). This typically suggests major components like roofing, windows, and HVAC systems are likely mid-life, potentially offering a period of lower major repair costs compared to much older stock.
4. How has the property’s value changed over time?
Based on available sales data, the home sold in the $350k-$400k range in 2017 and the $500k-$550k range in 2021. This indicates significant appreciation over that four-year period, consistent with broader market trends during those years.
5. Where can I see more detailed context about the neighbourhood?
You can open the dedicated neighbourhood analysis page to view this property on a map alongside nearby houses, allowing for a direct visual comparison of year built, living area, assessed value, and lot size within the community.