93 Mill Rock Road

Property Overview & Key Characteristics

This property at 93 Mill Rock Road is a residential lot in Winnipeg's Rosser-Old Kildonan neighbourhood. Its primary appeal lies in the land itself—a 4,014 sqft parcel—rather than an existing structure. The assessed value is notably low at $13,100, which places it in the top 2% of Winnipeg for low property assessment. This suggests it may be a vacant lot or a property with minimal improvements.

The lot size ranks highly on its street and within the neighbourhood, indicating a decently sized plot compared to immediate surroundings. However, key details like year built, living area, and the presence of a basement, garage, or pool are not specified, pointing to a blank slate or a teardown scenario. Its appeal is likely for a specific buyer: someone looking for a land investment, planning a custom build, or seeking a lower entry point into the area with the vision and capital to develop. It would not suit a buyer seeking a move-in-ready home.

A less obvious perspective is the financial dynamic it presents. The extremely low assessment, while attractive for property taxes, often correlates with significant required investment to make it livable. This creates an opportunity for sweat equity but requires careful budgeting for construction or major renovation. Additionally, being on a street with other properties of similar low value (like nearby Rambling River Bay listings) could signal an area in transition, offering potential for future value growth as neighbouring properties are developed or improved.

Frequently Asked Questions (FAQs)

1. Is this a vacant lot?
While not explicitly stated, the lack of data on living area, year built, and key features combined with a very low assessed value strongly suggests it is either a vacant lot or a property with negligible structures.

2. Why is the assessed value so low?
The assessed value of $13,100 is based on the municipal valuation, which for this property reflects the land value with little to no value assigned to buildings or improvements, consistent with a vacant or minimally improved lot.

3. What can I build on this property?
Any development would be subject to the City of Winnipeg's zoning bylaws. A buyer must consult the city's zoning map and regulations to determine permitted building types, size (FAR), setbacks, and other requirements before purchasing.

4. How do the property taxes work with such a low assessment?
Your annual property taxes will be calculated using this low assessed value, so taxes would be very low in its current state. However, upon building a new home or making significant improvements, a new assessment would be issued, leading to a corresponding increase in property taxes.

5. Are utilities available at the lot?
This is a critical due diligence question. Prospective buyers must verify with the city and local utility providers that water, sewer (or septic feasibility), natural gas, and electricity services are available at the lot line and what connection fees may apply.