Property Overview: 804 Flora Avenue, Winnipeg

Key Characteristics & Buyer Appeal

This bi-level home at 804 Flora Avenue in the Dufferin neighbourhood presents a distinct profile. Its primary appeal lies in its modern build year (2009), making it a notably newer construction compared to most homes on its street and in the wider area, which largely date back to the early 1900s. This suggests potentially lower maintenance and updated building systems. The home features a renovated basement, a detached garage, and a living area of 826 sqft, which is cozy but below average for the local context. The lot size is a comfortable 4,642 sqft, providing good outdoor space for the area.

The property’s assessed value is significantly higher than most immediate neighbours, reflecting its newer construction, but remains below the city-wide average for home values. This creates an interesting dynamic: it’s a premium property on its own block but positioned accessibly within the broader market. It last sold in September 2021 for $280,000.

This home would best suit a buyer prioritizing modern construction in an established, central neighbourhood, who is comfortable with a efficient floor plan rather than a sprawling one. It’s a practical choice for a first-time homebuyer, a small household, or an investor looking for a relatively new build with a renovated basement suite potential (subject to zoning verification). The appeal is less about grand space and more about solid, contemporary fundamentals in a convenient location.

Frequently Asked Questions

1. Is the living space too small?
At 826 sqft, the living area is below the average for both the street and neighbourhood. It’s a compact layout suited for efficient living or a small household, not for those needing ample room to grow.

2. Why is the assessed value so much higher than neighbouring homes?
The assessed value ($22.20k) ranks in the top 10% for the street, directly attributable to the home’s 2009 build year. Modern construction, materials, and systems are valued significantly higher than the century-old homes that dominate the area.

3. What does the "renovated basement" include?
The listing confirms the basement is renovated but does not specify the finishes or layout. A viewing is essential to determine if it’s a finished living space, a rental suite (check zoning/permits), or updated utility and storage areas.

4. How does the 2021 sale price relate to today's value?
The $280,000 sale in September 2021 provides a recent market benchmark. Current value will depend on market changes since then, the property’s condition, and any further updates made by the sellers.

5. What are the less obvious considerations with a newer home in an old neighbourhood?
While modern infrastructure is a major benefit, consider the architectural and streetscape contrast. Also, property taxes are likely based on the higher assessment. Finally, check if any original neighbourhood character guidelines affect future exterior renovations or additions.