Property Overview: 923 Dugald Road, Winnipeg
Section 1: Key Characteristics & Appeal
This property at 923 Dugald Road in Winnipeg's Mission Industrial area presents a distinct profile defined by its land value and vintage character. The 816 sqft home, built in 1931, is modest in size and has a very low municipal assessed value ($19,700), placing it well below averages for the street, neighbourhood, and city. Its primary asset is the 8,020 sqft lot, which is notably larger than the typical Winnipeg residential lot.
The appeal lies in its potential as a land play or a foundational project. For the right buyer, the low assessed value suggests a correspondingly low property tax burden, which is a significant long-term consideration. The large lot in an established industrial-area neighbourhood offers rare space for expansion, workshops, storage, or future redevelopment, subject to zoning.
This property would best suit practical, forward-looking buyers such as small business owners seeking a live-work setup, hands-on investors looking for a hold-and-improve project, or individuals who prioritize land over a finished living space. It is less suited for those seeking immediate move-in comfort or conventional suburban comparables.
Section 2: Frequently Asked Questions
1. Why is the assessed value so much lower than the last sold price?
Municipal assessments for tax purposes are based on mass appraisal models and may not reflect current market value, especially for unique or non-standard properties. The low assessment here likely reflects the age and condition of the dwelling, but it results in a lower annual property tax bill.
2. What does the "Mission Industrial" zoning allow?
You must verify the exact zoning with the City of Winnipeg. Industrial zoning can permit a mix of uses, including certain commercial, light industrial, and sometimes residential. This is crucial for understanding what renovations, expansions, or business uses are legally permissible.
3. Is the large lot a benefit for future resale?
It can be, but it's nuanced. The lot size is a standout feature, but its value is heavily dependent on what the zoning allows you to do with it. For a user who needs the space, it's a major asset. For a typical homebuyer in the area, it may be less of a priority.
4. What are the main considerations for renovating a 1931 home?
Expect potential updates to foundational systems like wiring, plumbing, and insulation. While this requires investment, it also allows for custom modernization. The home's smaller size can make such projects more manageable in scope and cost compared to a larger house.
5. How meaningful are the provided "rankings" for Living Area and Value?
They provide context. The rankings show this home is smaller and has a lower assessed value than most in the city. This isn't inherently negative—it defines the property's niche. It highlights that you are purchasing a different type of asset (land/potential) rather than a premium finished living space.