785 Berkley Street

Property Overview

This is a well-situated, one-storey home in Betsworth on a notably large lot. Its primary appeal lies in the combination of a generous, 10,287 sqft property with a functional layout that includes a finished basement and a detached garage. The home suits practical buyers looking for space to grow into outdoors, without the maintenance of a larger house. It’s particularly fitting for first-time homeowners, downsizers seeking single-level living, or investors attracted by the land value and established neighborhood. A less obvious strength is its relative newness for the area—built in 1971, it is newer than over half the homes on its street, suggesting potentially fewer immediate age-related concerns than older counterparts. The data indicates a solid, middle-of-the-road property in its immediate vicinity that gains standout status city-wide for its lot size, placing it in the top 6% of Winnipeg for land area.

Key Questions for Consideration

1. How does the finished basement add to the living space?
   The listing confirms a finished basement, which effectively adds usable square footage to the 872 sqft main floor. Clarifying the finish quality, ceiling height, and whether it includes a legal secondary suite or additional bedrooms would determine its true functional value.

2. What is the condition of the home given its age?
   Built in 1971, major systems like roof, windows, plumbing, and electrical are likely at or beyond their typical service life. A pre-purchase inspection is essential to understand the home's mechanical condition and anticipate upcoming capital expenditures.

3. Why is the lot size a significant advantage?
   At over 10,000 sqft, the lot is a rare commodity in the city, offering exceptional outdoor space for gardens, recreation, or future expansion (like an addition, garage, or workshop), subject to zoning bylaws. This is the property's most competitive statistical feature.

4. How do the value rankings inform an offer?
   The data shows a mix: the lot size ranks exceptionally high city-wide, while the living area is compact compared to most homes. The assessment value sits in middle ranges. This suggests the price is likely driven more by land value and location than by the size of the dwelling itself.

5. What does the 2019 sale history indicate?
   The home sold for $320,000 in mid-2019. Comparing this to the current assessed value of $383,000 and any listing price provides context for market appreciation and helps gauge current seller expectations.