814 Goulding Street

Property Overview: 814 Goulding Street, Winnipeg

Key Characteristics & Appeal

This home at 814 Goulding Street in the Minto neighbourhood presents a specific value proposition centered on its lot and location. Built in 1945, the 700 sqft house is notably compact, ranking below average in living space for its street, area, and the wider city. However, its assessed value of $270,000 is above average for Goulding Street, suggesting the value is anchored in its desirable 3,569 sqft lot, which is larger than many in the immediate vicinity.

The primary appeal lies in its position as a land-opportunity property in an established community. It suits buyers looking for an entry point into the neighbourhood with an eye toward future expansion or redevelopment, or those who prioritize outdoor space over a large interior. It’s a practical fit for a first-time buyer comfortable with a cozy footprint, an investor, or someone seeking a lower-maintenance property with the potential to add value through strategic updates.

A less obvious perspective is that its "below average" size city-wide can translate to lower utility costs and property taxes relative to larger homes, offering a more affordable carrying cost. Additionally, being an older home on a good-sized lot in a mature area often means established landscaping and a settled, character-filled streetscape.

Frequently Asked Questions

1. Is the house in move-in condition?
The listing focuses on lot size and assessed value metrics, not interior condition. Given the age (1945) and the emphasis on the land, a prospective buyer should budget for potential updates or renovations and is advised to conduct a thorough inspection.

2. Why is the assessed value relatively high for a smaller home?
The assessment likely reflects the property’s substantial lot size for the area. In established neighbourhoods, land value often constitutes a significant portion of the total assessed value, especially when the building itself is more modest.

3. How does the last sale price compare?
Public records indicate it sold for between $250,000 and $300,000 in 2020. The current assessed value of $270,000 falls within that range, suggesting stable value in line with the recent market.

4. What are the expansion possibilities?
The lot size of 3,569 sqft is above the street and area averages, providing a tangible opportunity for an addition, a garden suite (subject to zoning), or significant landscaping that wouldn’t be possible on a standard city lot.

5. How does it compare to nearby homes?
Direct neighbours include similarly aged homes, but many have larger living areas. For example, a reference property at 779 Goulding Street has nearly 500 more sqft. This highlights that 814 Goulding Street is primarily a land-value play rather than a square-footage comparison.