Property Overview: 361 Helmsdale Avenue, Winnipeg
Section 1: Key Characteristics & Appeal
This home at 361 Helmsdale Avenue in the Rossmere-B neighborhood is a practical, post-war bungalow built in 1952. Its key appeal lies in offering a balanced entry point into the Winnipeg market, particularly for those who value land space and a stable community over a large interior footprint.
The 899 sqft living area is modest and below averages for the street, neighborhood, and city, indicating a cozy, manageable layout likely suited for individuals, couples, or small families. However, this is offset by a significant advantage: a 6,630 sqft lot that ranks in the top 9% within Rossmere-B and the top 20% city-wide. This presents a substantial outdoor space for gardening, recreation, or future expansion, a feature becoming rarer in many established areas.
With a tax-assessed value of $323,000, it sits close to local averages but below the city-wide average, suggesting a relatively affordable tax base for Winnipeg. Recent comparable sales on the street in mid-2023 fell in the $400,000-$450,000 range, indicating market activity and demand in the area.
This property would best suit first-time buyers, downsizers, or practical investors looking for a home with "good bones" and valuable land in a mature neighborhood. It’s a home that prioritizes lot potential over immediate square footage, appealing to those comfortable with a vintage layout who see value in outdoor space and the possibility of gradual updates or additions.
Section 2: Frequently Asked Questions
1. Is the living space too small?
At 899 sqft, the home is certainly compact. It's below the average for the area, so buyers should be prepared for efficient living. The appeal here trades sheer interior size for a larger-than-average lot, which can extend living space outdoors.
2. How does the lot size compare to others?
This is a standout feature. The lot is significantly larger than most in Rossmere-B (ranking in the top 9%) and above the Winnipeg average. It offers excellent potential for gardening, play, or future projects like a shed, deck, or even an addition.
3. What can the 2023 sale prices on the street tell me?
Nearby homes sold for between $400,000 and $450,000 in mid-2023. This provides a recent benchmark for the street's market value, suggesting the area is active. The assessed value of $323,000 is for tax purposes and is typically lower than market value.
4. What does the 1952 build year mean for maintenance?
As a home from the early 1950s, prospective buyers should budget for and inspect age-related systems. This includes the roof, plumbing, electrical wiring, and insulation. A thorough home inspection is essential to understand the condition and any needed updates.
5. How does this home rank within its community?
The data shows a mixed profile: its living space is below average, but its lot size is well above average. Its assessed value and build age are both close to community averages. This indicates it's a typical home for the area in many ways, but with a distinct advantage in outdoor space.