Property Overview: 294 Campbell Street, Winnipeg
Key Characteristics, Appeal & Ideal Buyer
This home at 294 Campbell Street in North River Heights is a compact, character property built in 1928. With 768 sqft of living space, it is notably smaller than most homes on its street and in the wider area, placing it in the top 3-7% for compact size locally. Its assessed value of $348k is below average for the immediate neighbourhood but aligns more closely with the Winnipeg city-wide average. The lot size of 4,499 sqft is manageable and typical for the area.
The primary appeal lies in its position as a potentially accessible entry point into the desirable North River Heights neighbourhood. It represents a lower price threshold compared to the area's larger, more modern homes, making the location attainable. This property would suit a first-time buyer, a downsizer seeking a simpler footprint, or an investor looking for a character rental in a stable area. Its vintage suggests potential for charm and original details, while the smaller scale offers lower maintenance and utility costs—a practical advantage often overlooked in favour of sheer size.
Frequently Asked Questions
1. Is the assessed value a reliable indicator of the likely selling price?
The assessed value is for municipal tax purposes and is not a market appraisal. Notably, this home sold between $250k-$300k in late 2023, which is significantly below its current assessed value. Market conditions, property condition, and buyer demand will ultimately determine the sale price.
2. Given its smaller size, is there potential for expansion?
The lot size, while not oversized, is consistent with others in North River Heights. Whether an addition is feasible would depend on specific zoning bylaws, setback requirements, and the home's current layout. A buyer with expansion plans should investigate these regulations thoroughly.
3. How does the 1928 build year affect the property?
A home of this age likely possesses character but also comes with expectations. Prospective buyers should budget for and prioritize a thorough inspection focusing on the roof, foundation, plumbing, electrical systems, and insulation, which may need updating or maintenance.
4. The data shows it's smaller than most area homes. Does that affect its value?
It creates a unique market position. While it may not appreciate at the same rate as larger homes in the same area, its lower price point attracts a specific buyer pool. Its value is closely tied to the enduring appeal of the North River Heights location itself.
5. Where can I get verified historical sale data for this property?
The site notes that, due to industry rules, exact MLS sale records are not displayed publicly. They offer a manual lookup service; you can submit a request via email to receive the precise transaction history directly.