Property Overview: 454 Roberta Avenue, Winnipeg
Section 1: Key Characteristics & Appeal
This Rossmere-B bungalow, built in 1956, presents a solid, middle-of-the-road offering in the Winnipeg market. Its primary appeal lies in its established neighborhood context and functional footprint. With 1,030 sqft of living space and an assessed value of $327k, it consistently ranks as "around average" compared to its immediate street and the Rossmere-B area. This indicates a home that is neither oversized nor undersized for its locale, offering a predictable and stable entry point into the community.
The appeal here is one of balance and practicality. The lot size, while below average for the neighborhood, is still a generous 4,878 sqft, providing ample outdoor space. A thoughtful perspective is that its very "averageness" within the immediate area can be a strength—it suggests the home is unlikely to be over-improved or an outlier, which can simplify both purchase decisions and future resale within a consistent streetscape. It would suit first-time buyers or practical downsizers looking for a manageable, single-level home in a mature neighborhood without the premium price tag of a larger or recently renovated property. The last known sale price (2022) fell between $300k-$350k, aligning with its assessed value and reinforcing its position as a straightforward, value-conscious option.
Section 2: Frequently Asked Questions
1. How does this home truly compare to others nearby?
The data shows it is very typical for its specific street and the Rossmere-B area. Its living area, year built, and assessed value are all within the common range for nearby homes, such as the comparable examples on Leighton and Hazel Dell Avenues provided.
2. Is the assessed value a reliable indicator of the likely selling price?
The assessed value ($327k) is closely aligned with the home's last sold price range ($300k-$350k in 2022) and the average values on its street ($325.6k) and in Rossmere-B ($311.9k). This consistency suggests it is a reliable benchmark, though market conditions and the home's specific condition will be the final determinants.
3. The lot size is noted as "below average" for the area. Is this a concern?
At 4,878 sqft, the lot is smaller than the Rossmere-B average but is still a substantial size. It is very close to the average for Roberta Avenue itself (4,987 sqft). For many buyers, this difference is negligible and the lot remains a functional asset.
4. How can I find out the exact historical sale prices?
The site does not display exact MLS sold figures due to industry rules. You can request the full transaction history and exact sold prices by emailing them directly, as noted in the data disclaimer.
5. What is the significance of the "city-wide" comparisons?
The city-wide data provides broader context. While the home's living area is below the Winnipeg average, its assessed value is closer to the city average. This highlights that Rossmere-B may offer more space per dollar compared to some city averages, but this property is a specific example that aligns more closely with its immediate neighborhood's norms.