856 Simpson Avenue

Property Overview: 856 Simpson Avenue, Winnipeg

Section 1: Key Characteristics & Appeal

This home at 856 Simpson Avenue in Munroe East is a classic, no-frills property built in 1959. Its key characteristic is its efficiency: at 816 square feet of living space on a 4,650 sqft lot, it offers a compact and manageable footprint. The data suggests its appeal lies in being an affordable entry point into the Winnipeg market, with an assessed value significantly below the city-wide average for comparable homes. It last sold in the $250k-$300k range in 2020.

The property would suit first-time buyers, downsizers, or investors looking for a practical starter home or rental property with lower carrying costs. Its lot size, while below average for the immediate street, is fairly typical for the broader area, offering standard outdoor space for a home of this era. A thoughtful perspective is that its older construction date (1959) is actually newer than many homes on its specific street, potentially indicating slightly more modern building standards for the block. This is a straightforward property for those prioritizing location and function over size and luxury.

Section 2: Frequently Asked Questions

1. Is the assessed value the same as the market value?
No. The assessed value (listed as $28,700) is for municipal tax purposes. The market value, or what a buyer would pay today, is determined by recent sales, condition, and market demand. The last recorded sale was between $250,000 and $300,000 in 2020.

2. How does the living space compare to nearby homes?
At 816 sqft, the living area is below average for similar homes on Simpson Avenue, in the Munroe East area, and across Winnipeg. This confirms it is a compact, single-story bungalow-style home.

3. What does the "Top XX%" ranking mean for each feature?
This ranking shows how this property compares to a group of "comparable homes." For example, "Top 89%" for Living Area means its square footage is greater than only 11% of comps—it's in the smaller tier. Conversely, "Top 27%" for Year Built means it is newer than about 73% of comps on its street.

4. The city-wide average assessed value for comps is listed as $390k. Why is this one so much lower?
This stark difference likely highlights that the "comparable" group city-wide includes many larger, newer, or more renovated homes in higher-value neighborhoods. It underscores that this property is positioned in a more affordable segment of the market.

5. Can I get the exact historical sale price?
The public data shows a price range. The listing service offers to provide the exact sale price upon request via email, which they handle manually without using your information for marketing spam.