404 Minnigaffe Street

Property Overview: 404 Minnigaffe Street, Winnipeg

Key Characteristics & Buyer Appeal

This 920 sqft home, built in 1978, presents a compelling mix of modern relative age and established neighborhood character. Its primary appeal lies in its strong standing within its immediate locale. The home boasts an "Elite" assessed value ranking on its own street (top 4%), indicating it is perceived as a premium property among its closest neighbors. It is also notably newer than most homes in the Robertson area, ranking in the top 2% for year built locally.

The living space is above average for the street but modest by wider Winnipeg standards, suggesting efficient use of space rather than expansiveness. A key consideration is the land area, which is smaller than most lots on the street and in the city. This translates to lower maintenance but less private outdoor space.

This property would suit a first-time buyer or downsizer seeking a well-regarded, move-in-ready home in a mature neighborhood without the upkeep concerns of a century-old property. It’s also a sensible choice for value-focused buyers who prioritize a home’s condition and modern foundations over sheer size, and who appreciate a strong positional value within a specific community.

Frequently Asked Questions

1. How does the assessed value relate to the likely selling price?
While the assessed value of $308k is a strong indicator of municipal valuation for tax purposes, market conditions ultimately determine sale price. Its elite ranking on the street suggests it may command a premium over neighboring homes.

2. The lot size is noted as below average. How significant is this?
The lot is approximately 3,000 sqft, which is smaller than many in the area. This means less yard maintenance and potentially lower property taxes, but also limited space for expansions, additions, or extensive landscaping. It emphasizes the home itself as the primary asset.

3. The home was last sold in early 2018. What does that tell us?
A seven-year ownership period suggests stability and that the sellers were not flipping the property quickly. It may indicate well-considered updates or maintenance during that time, but a buyer should investigate the specific reasons for the sale.

4. How does the "modern" 1978 build year compare to nearby homes?
In Robertson, where many homes were built before 1950, a 1978 construction typically means newer electrical, plumbing, and insulation standards. This can offer peace of mind and potential savings on immediate upgrades compared to much older homes in the area.

5. The living area is below the city average. Will the home feel small?
At 920 sqft, it is compact by Winnipeg standards but above average for Minnigaffe Street. Efficient layout and design can mitigate this. Buyers should consider if the space meets their needs, as the trade-off is a newer, well-valued home in a convenient location.