Property Overview: 64 Ferndale Avenue, Norwood West, Winnipeg
Key Characteristics & Appeal
This 1,468 sqft home, built in 1940, sits on a generous 5,996 sqft lot in Norwood West. Its primary appeal lies in its balanced, middle-of-the-road metrics, offering a solid foundation without extreme highs or lows. The living space is comfortably above the city-wide average, and the lot size is notably larger than most on its own street, providing good outdoor potential. With an assessed value of $370,000, it sits below the average for both its immediate street and the broader Norwood West area, which could signal a relative value opportunity or reflect the home’s specific condition and update history.
A thoughtful perspective is that this home represents a classic "neighbourhood play." It’s not the newest or largest, but it holds a stable position in a well-established community. The data suggests it’s a property for a buyer who values space and location over a modern build, possibly seeing potential in the lot size and the character of a 1940s home. It would suit a practical buyer—perhaps a first-time homeowner, a small family, or an investor—who is comfortable with a home of this vintage and is looking for a fair entry point into the area without paying a premium for top-tier stats.
Frequently Asked Questions
1. How does the assessed value compare to recent sale prices?
The home sold between $400,000 and $450,000 in September 2021. The current assessed value of $370,000 is below that range and also below the current average for similar homes on the street ($413.4k). This discrepancy warrants investigation into market changes, property condition, or assessment criteria.
2. What does the "above average" year built ranking on the street mean?
On Ferndale Avenue, a 1940 build is considered newer than average (ranked 23rd out of 98, with the street average around 1929). This indicates the home is among the more recent constructions on a street with many heritage properties, which may mean fewer inherent issues associated with very early 20th-century builds.
3. Is the lot size a significant feature?
Yes. At nearly 6,000 sqft, the lot is larger than the average for both the street and the Norwood West area. This is a less obvious advantage, offering more private outdoor space, landscaping potential, or future expansion options than many neighbouring properties.
4. What is implied by the home being "around average" in most categories?
This profile suggests a property that is fundamentally aligned with its community—neither a standout nor an outlier. For a buyer, this often translates to predictable utility, easier comparables for financing and insurance, and less risk of being over-improved or under-improved for the area.
5. How can I verify the exact historical sale price?
The site provides sold price ranges for general reference. To obtain the exact sale price and a verified transaction history, you must request a manual lookup via email, as this data is not sourced from the MLS system.