Property Overview: 349 Barker Boulevard, Winnipeg
Key Characteristics & Appeal
This home presents a practical opportunity in Winnipeg's River West Park neighborhood. Its key characteristic is value: with an assessed value of $284k, it sits significantly below the averages for both its immediate street ($438.5k) and neighborhood ($485.6k). The 1,122 sqft living area is modest, ranking below local averages but close to the citywide norm, suggesting a efficient, manageable footprint.
The appeal lies in its potential as an entry point into an established area. Built in 1976, it is newer than most on its street and in the city overall, which may imply fewer immediate concerns with aging infrastructure. The lot size of 6,966 sqft is above the Winnipeg average, offering good outdoor space relative to many city properties. Recent sale history shows steady price increases, indicating a track record of appreciating value.
This property would best suit first-time buyers or pragmatic investors seeking below-market entry into a mature neighborhood. It’s for those willing to trade size and premium finishes for lot size, a newer build year, and the chance to build equity in a home that stands out for its affordability on its block. It may also appeal to downsizers looking for a single-level living possibility without a condo fee.
Frequently Asked Questions
1. Why is the assessed value so much lower than the neighbors?
The assessed value is a municipal valuation for tax purposes, not a market price. However, its consistent ranking in the bottom tier of the street and area suggests the home may be more modest in size, features, or condition compared to surrounding properties, which is reflected in the official assessment.
2. Is the smaller living area a concern?
It depends on your needs. The home is notably smaller than others in River West Park, but is close to the Winnipeg average. This can mean lower utility costs and less maintenance, but may require creative use of space for some families.
3. What does the "newer" build year (1976) actually mean for me?
While still nearly 50 years old, being newer than many comparables can be an advantage. It may indicate systems (like wiring or plumbing) that are a generation younger, potentially with updates already incorporated, possibly reducing near-term renovation urgency.
4. How reliable is the sold price history shown?
The site states sold prices are based on publicly available internet data, not the MLS, and are presented in broad ranges. For fully verified, exact transaction figures, you must request a manual lookup from the site via email.
5. The lot is above the city average size. What are the implications?
A larger lot in the city provides more private outdoor space, gardening potential, and room for additions like a shed or deck. It also may offer better future development potential (subject to zoning) than a standard city lot, contributing to the property's long-term value.