Property Overview: 34 Tomlinson Avenue, Valley Gardens, Winnipeg
Section 1: Key Characteristics & Appeal
This well-situated home in Valley Gardens presents a solid, value-conscious opportunity. Its key appeal lies in offering above-average space and land for its immediate area, all at an assessed value that sits comfortably below both street and citywide averages. With 1,156 sqft of living space, it is notably larger than other homes on Tomlinson Avenue. The lot, at nearly 6,000 sqft, is also significantly larger than most in the neighborhood, offering valuable outdoor space.
Built in 1973, the home is the newest on its street—a less obvious but meaningful advantage that can suggest updated infrastructure and potentially lower immediate maintenance needs compared to older peers. While its metrics are generally "around average" when zoomed out to the city level, it shines within its own community, offering more house and land for the money than is typical locally.
This property would best suit pragmatic buyers looking for a spacious footprint and yard in an established neighborhood without a premium price tag. It’s ideal for those who prioritize practical value and potential over high-end finishes, and for owners who see the advantage in a home that is newer than its direct neighbors, possibly easing the renovation timeline.
Section 2: Frequently Asked Questions
1. How does the assessed value compare to likely selling price?
The home’s assessed value of $316k is below the street ($335.1k) and city ($390.1k) averages for comparable properties. This can indicate a value opportunity, but the final sale price is always determined by the market.
2. What does the "newest on the street" ranking actually mean for me?
Being built in 1973 and ranked #1 out of 30 on the street suggests major systems (like plumbing, electrical, or the roof) may be relatively younger than those in neighboring homes. This can translate to deferred costs and a different maintenance schedule.
3. Is the living space efficiently laid out?
The data shows the living area is above average for the street. However, the layout and room sizes are not specified. Viewing the home in person is essential to determine if the square footage meets your functional needs.
4. How does the lot size benefit me?
At 5,997 sqft, the lot is larger than 83% of properties on the street. This offers more privacy, gardening space, play area, or future expansion potential (subject to zoning bylaws) than is typical for the area.
5. Are the "around average" citywide rankings a concern?
Not necessarily. The home performs very well within its immediate context (street and neighborhood). Citywide averages include a vast array of home types and ages. These rankings confirm this is a competitively sized and priced property for Valley Gardens, not an outlier for the city.