Property Overview: 115 Cordova Street, North River Heights, Winnipeg
Key Characteristics & Appeal
This is a modest, century-old home (built 1926) on a standard-sized lot in the established North River Heights neighborhood. Its key characteristic is its compact size, with a living area of 816 sq ft, which is notably smaller than most homes on its street and in the wider area. This results in a correspondingly lower assessed value ($328k), which sits well below the local average but is closer to the Winnipeg citywide norm.
The primary appeal lies in its position as a potentially more accessible entry point into a desirable, mature neighborhood. It suits a specific type of buyer: those seeking land and location over square footage. The nearly 5,140 sq ft lot offers room for gardening, expansion, or future redevelopment, presenting a value proposition based on land potential rather than current interior space. It would be ideal for a minimalist, a first-time buyer comfortable with a cozy footprint, or an investor looking for a lot with an existing rental property. A thoughtful perspective is that its lower taxes (tied to its assessment) and manageable size could appeal to downsizers who want to stay in the area without the upkeep of a larger home.
Frequently Asked Questions
1. Why is the assessed value so much lower than the neighbors?
The assessment is heavily influenced by the home's significantly smaller living area and its age. It reflects the current physical state and size of the property, not just the land value or location.
2. Is the lot size typical for the area?
Yes. At just over 5,100 sq ft, the lot is very average for both Cordova Street and the North River Heights neighborhood, meaning the property's uniqueness is not its land size but the proportion of the lot occupied by the living structure.
3. What are the implications of the home being 100 years old?
While offering classic character, it necessitates a thorough inspection for foundational integrity, wiring, plumbing, and insulation. Renovation potential is high, but updates must respect heritage considerations and modern building codes.
4. How reliable are the provided past sale prices?
The site notes this data is from public online sources, not the MLS, and is presented in broad price bands. For fully verified, exact historical sale figures, you must request a manual lookup from the site via email.
5. How does this home's value compare city-wide?
While it ranks below average for size and value within its immediate prestigious area, its assessment is around the 62nd percentile city-wide. This highlights that it offers a neighborhood premium at a price point more aligned with average Winnipeg homes.