Property Overview: 177 Mcivor Avenue, River East, Winnipeg
Key Characteristics & Buyer Appeal
This 1978-built home in River East presents a practical and affordable entry point into the Winnipeg market. With 1,115 sqft of living space, its size is comfortably around the city and neighborhood averages, suitable for a small family, a couple, or a first-time buyer. The most defining characteristic is its value proposition: with an assessed value of $289k, it sits significantly below the average for its own street ($427k) and the wider River East area ($401k). This suggests a potentially lower property tax burden and an accessible purchase price relative to the community.
Its appeal lies in this affordability within an established neighborhood. The home’s age and size are typical for the area, offering a known quantity. However, a key, less obvious factor is the lot size. At just over 4,000 sqft, the property has one of the smallest lots on the street, which means lower maintenance but also limited potential for expansion or privacy compared to neighbors. This home would best suit cost-conscious buyers prioritizing getting into the neighborhood over lot size, or those who prefer a manageable yard. It’s a straightforward property that offers community connection without a premium price tag, but with clear compromises on land.
Frequently Asked Questions
1. Is this a good value based on recent sales?
The home sold in the $300k-$350k range in 2022 and the $200k-$250k range in 2020. The current assessed value of $289k sits between these, suggesting a stable value trajectory. It consistently ranks in a more affordable tier compared to nearby properties.
2. How does the lot size impact the property?
At 4,017 sqft, the lot is substantially smaller than most on the street (where the average is over 10,900 sqft). This means less outdoor space for gardening, play, or additions, but also translates to less yard work and potentially lower landscaping costs.
3. What does the assessed value ranking mean for taxes?
Ranking in the top 97% on its street for assessed value means the value is among the lowest 3% on Mcivor Avenue. This typically results in proportionally lower property taxes compared to neighbors with similar-sized homes but higher assessments.
4. Are the home’s size and age a concern?
At 1,115 sqft and built in 1978, the home is very typical for River East and Winnipeg overall. It’s not unusually small or old for the market. Buyers should budget for maintenance consistent with a home of this age, but it’s not an outlier.
5. How can I verify the exact past sale prices?
The provided sold prices are estimated ranges from public records. For fully verified and exact sale figures, you must request a manual lookup from the site via email, as they do not display MLS data directly.