Property Overview: 117 Yale Avenue, Crescentwood, Winnipeg

Key Characteristics & Appeal

This 1953 one-storey home in Crescentwood presents a compelling blend of established neighbourhood charm and tangible value. Its key characteristic is an exceptionally large, private lot of over 11,700 sq ft, placing it in the top 4% of properties city-wide for land area. This offers rare potential for expansion, gardening, or outdoor living within the city. The home itself, at 1,544 sq ft with a renovated basement, is comfortably sized and sits above the city average for living space. While the house is of a more recent build compared to many in historic Crescentwood, this can be an advantage for buyers seeking a classic neighbourhood feel with potentially fewer heritage-related maintenance considerations.

The appeal lies in its strong value proposition within a desirable area. With an assessed value of $560k, it ranks well above average both on its street and city-wide, suggesting a solid investment in a stable location. It would suit practical buyers who prioritize land size and future potential over a period-specific heritage home. It’s an ideal match for someone looking to put down roots in a prestigious neighbourhood, valuing outdoor space and the option to personalize or extend the existing home over time. The detached garage adds functional appeal for hobbyists or those needing extra storage.

Frequently Asked Questions

1. How does the year built (1953) compare to the rest of Crescentwood?
While the home is 73 years old, it is notably newer than many in this historic area. It ranks in the top 5% for being a newer build in Crescentwood, where comparable homes average a build year of 1926. This means it may offer more modern construction fundamentals while still benefiting from the mature setting.

2. Is the living space typical for the area?
At 1,544 sq ft, the living area is slightly above the city average but below the larger average for Crescentwood specifically. This indicates the home offers ample space for daily living, though some neighbouring properties may be more substantial. The value here is balanced more toward the land.

3. What does the "Elite" ranking for Land Area mean?
This statistical ranking shows the property’s lot size is in the top 3-4% when compared to homes on its street, in its neighbourhood, and across the entire city. It highlights the lot as a standout, premium feature of this property.

4. The assessed value seems high for a one-storey home. Why?
The assessed value reflects the combined worth of the land and the building. In this case, the value is likely supported significantly by the substantial and desirable lot size in a prime neighbourhood, not just the house itself.

5. What is the immediate neighbourhood like?
The listing shows several nearby properties on Yale and Harvard Avenues, suggesting a quiet, established streetscape with a mix of home styles and eras, typical of Crescentwood’s character.