Property Overview: 811 Goulding Street, Winnipeg
Key Characteristics & Appeal
This home at 811 Goulding Street in the Minto neighbourhood presents a compelling mix of value and established character. Built in 1945, it sits on a notably generous 3,822 sqft lot, which is larger than most in its immediate area and offers above-average outdoor space for the locale. With 1,018 sqft of living area, the interior space is practical and competitive for the street.
The primary appeal lies in its strong value positioning within its community. The property’s assessed value ranks well above average for both Goulding Street and the broader Minto area, suggesting it is viewed favorably relative to its direct peers. This indicates a solid foundation of intrinsic value in a mature neighbourhood. The home would suit a first-time buyer or an investor looking for a character home with a good lot size in a long-established area, without the premium of a newer build or a more central city location. A thoughtful perspective is that this property represents the "bones" of the neighbourhood—it outperforms its close peers on key metrics like lot size and assessed value, offering a sense of relative stability and upside that is rooted in its specific context rather than city-wide trends.
Frequently Asked Questions
1. How does this home’s value compare to others nearby?
The assessed value of $29,100k ranks in the top 17% for the Minto area and the top 7% on Goulding Street itself, indicating it is considered a higher-value property within its immediate surroundings.
2. Is the lot size a significant feature?
Yes. At 3,822 sqft, the lot is larger than many in the area (ranking in the top 25% on its street), offering more potential for outdoor space, gardening, or expansion than is typical for the neighbourhood.
3. What should I consider about the home’s age?
Built in 1945, the home is older than the city-wide average but is actually newer than many homes on its street and in Minto. This suggests potential for vintage character, but a thorough inspection is essential to understand the condition of major systems and any needed updates.
4. How have similar properties on this street sold recently?
While exact prices require a direct request, data shows homes on Goulding Street sold in the $200k-$250k range in 2016 and 2020. The assessed value of this property suggests it aligns with or exceeds the value of those past sales.
5. Why is the city-wide ranking for value much lower?
The "below average" city-wide ranking reflects that assessed values in this established neighbourhood are naturally lower than in newer or more affluent areas across Winnipeg. This highlights the importance of comparing a property to its direct peers, where this home performs very well.