Property Overview

This 1914 one-and-a-half storey home at 311 Larsen Avenue in Winnipeg's Chalmers neighbourhood presents a classic character property with a focus on its lot and location. Its key appeal lies in its manageable scale and the potential inherent in a well-established area. The home sits on a 3,298 sqft lot, which is a generous and above-average size for the immediate street and neighbourhood, offering valuable outdoor space. With 821 sqft of living space and an unrenovated basement, it is a compact home suited for those comfortable with a smaller footprint or looking for a project. The detached garage adds practical storage or workshop space.

This property would best suit a first-time buyer, an investor, or a hands-on individual looking for an entry point into the market with land value being a significant component. Its below-average assessed value relative to the city indicates a more accessible price point, appealing to budget-conscious buyers who prioritize location and lot size over move-in-ready finishes. A thoughtful perspective is that while the home itself is modest in size and condition, its lot size is a standout feature for the area, representing a tangible asset that newer infill properties often lack. It’s a property for someone who sees value in the land and the neighbourhood's established character, with the home itself offering a blank canvas.

Frequently Asked Questions

1. What does "unrenovated basement" typically mean for a house of this age?
In a 1914 home, this usually indicates a traditional concrete or stone foundation with original finishes. It likely has significant potential for upgrades like moisture control, insulation, and modern living space, but any renovation would require proper planning and permits to address historical building methods.

2. How does the below-average assessed value affect property taxes?
A lower assessed value generally results in lower municipal property taxes compared to similar-sized homes with higher valuations. This can make the ongoing carrying costs more affordable, though the exact amount depends on the final sale price and city mill rate.

3. Is the lot size a significant advantage?
Yes. The lot is larger than the average for both Larsen Avenue and the Chalmers neighbourhood. This provides more private outdoor space, better potential for landscaping or gardening, and could be a long-term asset if the area sees further redevelopment.

4. What should I consider about the neighbourhood given the home's age?
Chalmers is an established, mature neighbourhood. This often means larger lot sizes, tree-lined streets, and a settled community feel. Prospective buyers should research the specific block and investigate typical amenities, as well as consider the potential for older infrastructure.

5. Who might this property not be suitable for?
It may not suit buyers seeking a modern, low-maintenance, or immediately spacious turn-key home. The smaller living area, need for updates, and project-ready basement require a vision for gradual improvement or a tolerance for functional, character-driven living spaces.