Property Overview: 2806 Ness Avenue

Key Characteristics & Appeal

This 1965-built, four-level split home sits on a generous 4,513 sqft lot in Winnipeg's Booth neighbourhood. With 1,498 sqft of living space, it offers a practical layout over multiple levels, providing clear zones for living and sleeping. A key feature is the existing, unrenovated basement, presenting a significant opportunity for customization or future expansion to suit a buyer's needs.

The appeal lies in its balance of space, potential, and location metrics. The property ranks highly for its above-average lot and living area size within its immediate street and wider neighbourhood. While the home itself is of a classic vintage, its assessed value sits in a moderate range for Winnipeg, suggesting a solid foundation for the price. This home would suit a practical buyer—perhaps a handy homeowner or an investor—who values functional space and sees potential in personalizing a property over time. The large lot is a standout asset for those who prioritize outdoor space or future projects, making it a sensible choice over a newer home on a smaller plot.

Frequently Asked Questions

1. What does the "unrenovated basement" actually mean?
It indicates the basement is in original or functional condition but has not been modernized or finished to contemporary standards. It's a blank canvas, which can be an advantage for buyers wanting to design the space to their own specifications, but it will require investment for upgrades.

2. How significant are the high rankings for lot and living area size?
Very significant in this context. It means you're getting more physical space—both indoors and out—than most comparable properties in the immediate area. This is a tangible asset that can't be easily changed and often contributes to long-term value and livability.

3. The home last sold in 2017 for $18.5k, but is now assessed at $22.6k. What does this indicate?
The 2017 sale price appears to be an outlier, ranking in the bottom 3% for the street. The current assessed value is more aligned with the mid-range of local properties. This suggests the 2017 transaction may not reflect typical market value, and the assessment provides a more current, standardized benchmark.

4. There's no garage. How does that impact the property?
The lack of a garage is a consideration for vehicle storage and additional workshop or storage space. However, the large lot does offer potential for adding a garage or shed, subject to local bylaws and budget. For some buyers, the trade-off for a larger yard may be acceptable.

5. The year built is 1965. What should I be mindful of?
As a home from the mid-60s, core systems like plumbing, electrical, and the roof may be original or nearing the end of their service life. A thorough inspection is crucial to understand the condition and budget for any necessary updates, which is typical for homes of this era.