Property Overview: 1262 Pandora Avenue W, Mission Gardens, Winnipeg
Key Characteristics & Appeal
This home presents a compelling value proposition centered on its generous lot and strong assessed value. Built in 1973, the 1,094 sqft house sits on a notably large 7,131 sqft parcel of land, placing it in the top 14-23% for lot size within its immediate area and street. The standout feature is its assessed value of $44.70k, which ranks in the elite top 4% on its street and well above average in the broader neighbourhood and city, suggesting a very favourable tax assessment relative to peers.
The appeal lies in this combination of ample outdoor space and a fiscally efficient profile. It suits practical buyers who prioritize land potential over a newer build, such as those looking for room for gardens, additions, or future development. It’s also a sensible match for value-conscious purchasers, including first-time buyers or investors, who appreciate a lower tax burden and the stability of an established Mission Gardens location. A less obvious perspective is that a home from this era may offer simpler, more modifiable layouts compared to older stock, and its "below average" year-built ranking for the area ironically means it could be one of the newer homes on a street with many older properties.
Frequently Asked Questions
1. Why is the assessed value so much lower than the last sold price range?
The assessed value is for municipal tax purposes and is not a market valuation. The higher past sale price reflects the actual market value at that time, influenced by factors like condition, updates, and market demand.
2. What does the "below average" ranking for Year Built in the area mean?
Most homes in Mission Gardens were built earlier than 1973. This ranking indicates this home is actually newer than 93% of its neighbourhood peers, which can be an advantage for systems and structure.
3. Is the large lot size typical for this area?
No, the 7,131 sqft lot is significantly larger than the area average (~5,370 sqft), placing it in the top 14% locally. This is a key differentiator for the property.
4. How current is the sold price information?
The listed sale (CA$350k–400k) occurred in 2020. For the exact sold price and any more recent transactions, you must request the information via the provided email service.
5. What are the implications of the living area being "around average"?
With 1,094 sqft, the home's interior size is very typical for the wider city and neighbourhood. The value here is not in above-average square footage, but in the combination of that standard living space with the much larger-than-average lot.