335 Campbell Street

Property Overview: 335 Campbell Street, North River Heights, Winnipeg

Key Characteristics, Appeal & Ideal Buyer

This home at 335 Campbell Street is a classic North River Heights property built in 1943, presenting a compelling mix of established character and above-average valuation. With 1,268 sqft of living space, the home is of a practical, manageable size, sitting comfortably within the average range for both the immediate street and the broader neighborhood. Its standout feature is its assessed value of $537,000, which ranks consistently in the top 15-22% across all comparison levels—significantly higher than average for Campbell Street, North River Heights, and Winnipeg overall. This suggests the property is perceived to have premium attributes or improvements not fully captured by the basic metrics.

The appeal lies in its position within a sought-after, mature neighborhood, offering a home that is well-sized for everyday living without being overwhelming. The lot size of 4,501 sqft is slightly below average for the street but typical for the area, implying a lower-maintenance yard—a potential advantage for some. A thoughtful perspective is that this property may represent a "move-in ready" or updated home within a street of varied residences, justifying its higher assessment. It last sold in September 2017 for between $400,000-$450,000, indicating substantial appreciation in assessed value since then.

This home would best suit buyers who prioritize location and neighborhood character over maximum square footage, and who appreciate a property with a strong, above-average valuation foundation. It’s ideal for professionals, small families, or downsizers seeking a established home in North River Heights without the extensive upkeep of a larger lot, and for those who see value in a home that already appears to have invested upgrades.

Frequently Asked Questions

1. Why is the assessed value so much higher than the averages?
The assessed value ranks in the top 15% on its street and top 22% in North River Heights. This typically indicates the property has features, renovations, or conditions that the assessor judges to add significant value compared to neighboring homes, such as major updates, premium finishes, or a superior overall state of repair.

2. Is the lot size a disadvantage?
At 4,501 sqft, the lot is slightly smaller than others on Campbell Street but is generally average for North River Heights. This can be an advantage for buyers seeking less yard maintenance while still having private outdoor space. It does not appear to have negatively impacted the property's high assessed value.

3. What does the sale history tell us?
The home sold in September 2017 for an estimated $400,000-$450,000. The current assessed value of $537,000 suggests significant market appreciation or valuable improvements made over the past seven years. For exact historical sale figures, a manual lookup can be requested.

4. How does the living area compare to nearby homes?
At 1,268 sqft, the living area is very close to the street average (1,299 sqft) and is a practical size for the neighborhood. It is smaller than the North River Heights average, indicating the home's value is driven by factors other than sheer interior space.

5. As a home from 1943, what should I consider?
Built in 1943, the home is of a typical vintage for the area. Its age is around the street average. Prospective buyers should focus on the condition and updates of major systems (roof, wiring, plumbing, windows) and insulation, as these are key for comfort and efficiency in older character homes. The high assessment may reflect positive updates in these areas.