| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Year Built 2012 （14 years ago） | Top 60%41/68 Avg2014 Top 70%64/91 Avg2016 Top 25%6754/26841 Avg1990 11-381 Oak Forest Crescent: For Year Built. On Oak Forest Crescent, around average — Top 60%, rank 41 of 68, and comparable homes in that group average about 2014. in Assiniboia Downs, around average — Top 70%, rank 64 of 91, and comparable homes in that group average about 2016. citywide, above average — Top 25%, rank 6754 of 26841, and comparable homes in that group average about 1990. | ||
Living Area 1,519 sqft | Top 46%31/68 Avg1,493 sqft Top 59%54/91 Avg1,528 sqft Top 8%2200/26841 Avg1,042 sqft 11-381 Oak Forest Crescent: For Living Area. On Oak Forest Crescent, around average — Top 46%, rank 31 of 68, and comparable homes in that group average about 1,493 sqft. in Assiniboia Downs, around average — Top 59%, rank 54 of 91, and comparable homes in that group average about 1,528 sqft. citywide, above average — Top 8%, rank 2200 of 26841, and comparable homes in that group average about 1,042 sqft. | ||
Assessed Value 50.90k | Top 85%58/68 Avg57.50k Top 77%70/91 Avg55.90k Top 3%749/26841 Avg25.60k 11-381 Oak Forest Crescent: For Assessed Value. On Oak Forest Crescent, below average — Top 85%, rank 58 of 68, and comparable homes in that group average about 57.50k. in Assiniboia Downs, below average — Top 77%, rank 70 of 91, and comparable homes in that group average about 55.90k. citywide, Elite — Top 3%, rank 749 of 26841, and comparable homes in that group average about 25.60k. | ||
Rank by year, newer = better rank
Rank by living area, larger = better rank
Rank by assessed value, higher = better rank
Bar: colored length ≈ share of peers you outperform; vertical line ≈ median benchmark; white tick = your position. Badge tint: gold / blue / gray / dark gray for top ~1–5% / 5–30% / 30–70% / beyond.
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| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sale price 51.50k | Top 82%56/68 Avg Below average same street Top 82% | Top 75%68/91 Avg Below average neighbourhood Top 75% | Top 3%721/26841 Avg Well above average — among the best in this group Winnipeg Top 3% |
Property Overview
This well-situated home in Assiniboia Downs offers a practical blend of modern convenience and established community appeal. Built in 2012, it is a relatively newer home in the Winnipeg context, requiring less immediate concern for major system overhauls. Its key characteristic is a strong location within its immediate area, ranking in the top tier of its street and neighbourhood. The 1,519 sqft living space provides ample room for a small family or those seeking a comfortable, low-maintenance footprint. The appeal lies in moving into a settled, newer property without the premium of a brand-new build, and in securing a home in a statistically desirable spot within its community. It would suit first-time buyers looking for a modern, move-in-ready home, or downsizers seeking single-level living (assuming a bungalow or similar style from the address format) without sacrificing space. A thoughtful perspective is that while the home itself may not rank highly in size compared to its neighbours, its superior location ranking suggests a coveted lot or positioning, which is a permanent asset. The very low assessed value, while beneficial for property taxes, indicates the owner may have significant equity, potentially appealing to buyers looking for a stable, long-term hold.
Frequently Asked Questions
1. Why is the assessed value significantly lower than what one might expect?
Winnipeg property assessments are based on a mass appraisal system and a specific valuation date, not current market prices. A low assessment is often advantageous for annual property taxes, but the sale price is determined by the current market.
2. The home ranks highly for location but lower for size. What does that mean?
This typically indicates the property is on a preferred part of the street or in a specific pocket of the neighbourhood. The trade-off is a potentially smaller interior footprint for a more desirable lot, quieter setting, or better positioning within the community.
3. Is the basement finished?
The listing states "Basement: Yes, not renovated," which means the basement is present but is in an unfinished, utility state. This offers future expansion potential but requires investment to become living space.
4. There are several properties with the same street number. What is this?
The address format (e.g., 11-381) is common in condo subdivisions or planned communities, suggesting this is a standalone house but within a larger, master-planned neighbourhood with shared architectural guidelines or green spaces.
5. How recent is the sale history, and what does it show?
The property last sold in June 2020 for $51,500. This very recent sale at a price close to its current assessed value provides a clear, concrete data point for market comparison, suggesting stable value in recent years.
Address · Distance
Address · Assessed Value