Property Overview: 1084 Boyd Avenue

Section 1: Key Characteristics & Appeal

This one-and-a-half storey home on Boyd Avenue presents a straightforward opportunity centered on land value and renovation potential. Built in 1948, its key characteristic is a generously sized lot of 3,746 sq ft, which is notably larger than most in the immediate area and Burrows Central neighbourhood. The home itself is modest in size at 917 sq ft of living space, but it features a renovated basement. A detached garage adds practical utility.

The primary appeal lies in its position as a land-play with a liveable structure. The lot size is a significant asset for the area, offering space for expansion, gardening, or future development subject to zoning. The renovated basement adds immediate functional living space. With a very recent sale price and assessed value significantly below the Winnipeg average, it represents an accessible entry point into the market.

This property would best suit a pragmatic buyer looking for a starter home or investment with a focus on the long-term value of the land itself. It’s suitable for those comfortable with a smaller main-floor footprint who value basement space and outdoor room over a large, modern house. It’s less about luxury finishes and more about solid fundamentals: a large lot, updated essentials, and a lower financial barrier to entry in a central neighbourhood.

Section 2: Frequently Asked Questions

1. Why is the assessed value so much lower than the average Winnipeg home?
Assessed value is based on many factors including location, home size, and market trends. This home’s modest living area and its location in a neighbourhood with generally lower property values result in an assessment that reflects its local market position, not the city-wide average which includes newer, larger homes in higher-priced areas.

2. What does the lot size ranking mean for me?
The data shows this lot is in the top 20-25% for size within its local area and neighbourhood. This means you’re getting more outdoor space than is typical for Burrows Central, which could be used for storage, recreation, or provide future potential.

3. The home was just sold in August 2023. What should I consider?
The very recent sale indicates a quick turnaround. It’s important to understand the context of that sale and any work done since. A title search and a thorough inspection are advisable to confirm there are no outstanding liens and to assess the condition of the main floor and the renovations cited in the basement.

4. Is the renovated basement a full suite?
The listing states the basement is renovated but does not specify it as a legal suite. You should verify the nature of the renovations, whether they include a separate entrance or kitchen facilities, and ensure any work was done with proper permits to understand its legal and functional use.

5. How does the living area compare to nearby homes?
At 917 sq ft, the above-ground living space is around the neighbourhood average. This suggests the home’s layout is typical for the area’s older, one-and-a-half storey designs. The renovated basement effectively increases the total usable space, which is a key factor to weigh against the main floor size.