Property Overview: 46 Woodydell Avenue
Key Characteristics & Appeal
This home presents a balanced, value-oriented opportunity in Winnipeg's Vista neighborhood. Its primary appeal lies in the combination of a larger-than-average lot and a below-average assessed value relative to its immediate area. With a living space of 1,034 sq ft, the house is modestly sized compared to city averages but is typical for its street and neighborhood, suggesting it fits well within the community's character.
The standout feature is the 5,941 sq ft lot, which is above average for Woodydell Avenue. This offers valuable outdoor space and potential not found in many neighboring properties. Built in 1972, the home is of a standard vintage for the area. The assessed value of $341k is notably below the averages for both the street ($372.4k) and the Vista neighborhood ($379.9k), indicating a potentially attractive entry point.
This property would suit first-time buyers or practical downsizers looking for a solid foundation in a stable area. It’s for those who prioritize land size and value per square foot over a large interior, and who see potential in a home that may benefit from updates. The data suggests it's a competitively priced option for gaining a foothold in a community where other homes are valued higher.
Frequently Asked Questions
1. Is this a good value for the area?
The data suggests it is. The home's assessed value is significantly below the average for both its street and neighborhood, while the lot size is larger than average for the street. This creates a value proposition centered on land and location.
2. What does the "Below Average" assessed value ranking mean?
Rankings are based on higher values being better. So, being in the 88th percentile on its street means 88% of comparable homes have a higher assessed value. This doesn't necessarily mean the property is inferior; it often reflects a lower current valuation, which can be advantageous for property taxes and purchase price.
3. Is the house smaller than others in Winnipeg?
Yes, but context matters. At 1,034 sq ft, it's smaller than the Winnipeg average (~1,342 sq ft). However, it's very close to the average for its specific street (1,007 sq ft) and neighborhood (1,120 sq ft), meaning it's a typical size for this particular community.
4. How does the lot size compare?
The lot is a key strength. At nearly 6,000 sq ft, it is above the average for Woodydell Avenue and on par with the neighborhood average. This means you're getting more outdoor space than many direct neighbors.
5. What might explain the lower assessed value?
While specific details aren't provided, a lower assessment against street and neighborhood averages can sometimes correlate with a home that requires modernization or has a more basic finish level compared to updated neighbors. It highlights the importance of a viewing to understand the condition and see the value potential firsthand.