Property Overview: 112 Miramar Road
This 1971 bi-level home in Roblin Park sits on a spacious 6,039 sqft lot. Its key features include a finished basement and an attached garage, with a total living area of 829 sqft. The property’s assessed value is $379,000. While the home itself is modest in size and typical of its era, its primary appeal lies in the desirable, established neighbourhood and the significant potential of the large, private lot. It ranks highly within Winnipeg for lot size and value, but lower for interior living space.
This home would suit a practical, hands-on buyer looking to enter a sought-after area. It's ideal for someone comfortable with a project, whether that's updating the existing bi-level over time or envisioning a future expansion or rebuild leveraging the substantial lot. It is less suited for those seeking immediate move-in perfection or requiring ample finished space from day one.
Frequently Asked Questions
1. What does the ranking data actually tell me?
The rankings compare this property to others on its street, in Roblin Park, and across all Winnipeg. They confirm the lot is a major asset (top 30% in Winnipeg), while the house itself is smaller and older than most in its immediate area. This highlights the property's value as a land opportunity.
2. Is the finished basement included in the 829 sqft living area?
Typically, municipal living area (sqft) calculations in Winnipeg do not include below-grade space, even if finished. The 829 sqft likely refers to the above-grade bi-level layout. The finished basement provides additional flexible space but is not counted in the official figure.
3. What are the less obvious pros and cons of a 1971 bi-level?
A thoughtful pro is the straightforward, efficient layout often found in bi-levels from this period, which can be cost-effective to update systematically. A potential con is that building codes and insulation standards from 55 years ago may require attention for energy efficiency and modern comfort.
4. How might the large lot impact future plans?
Beyond gardening, the lot size offers long-term flexibility. It could accommodate a sizable addition, a detached garage or workshop, or even a future subdivision, subject to city zoning bylaws and approvals. This optionality is a key part of the property's value.
5. Why is the home's assessed value different from its likely selling price?
Municipal assessments are for taxation purposes and use mass appraisal techniques, often lagging behind the current market. In an active area like Roblin Park, the selling price is ultimately determined by buyer competition and recent sales of comparable properties, which may be higher than the assessed value.