Property Summary: 736 Dudley Avenue, Winnipeg

Section 1: Key Characteristics & Appeal

This one-and-a-half storey home in Earl Grey is a property of contrasts, defined by its established character and clear potential. Built in 1911, it offers above-average living space (1,308 sq ft) for its immediate street and neighbourhood, standing out as more spacious than many comparable homes nearby. Its appeal lies in its location within a mature community and the opportunity it presents. The basement is noted as unrenovated, and the property does not have a garage or pool.

The home would suit a specific type of buyer: someone seeking a character home in a central neighbourhood who is prepared for the realities of an older property. It’s a practical fit for a handy buyer or an investor looking for a value-entry point into Earl Grey, with the understanding that updates may be needed. A thoughtful perspective is that while its assessed value is below average, the larger-than-typical living area for the area suggests the underlying utility of the floor plan, which could be a solid foundation for a renovation that adds significant value relative to neighbouring properties.

Section 2: Frequently Asked Questions

1. What does "above average" for living area actually mean?
For homes directly on Dudley Avenue, this property’s living area is in the top 10%, meaning it is larger than approximately 90% of comparable houses on the street. This is its standout physical feature.

2. Why is the assessed value relatively low?
The assessed value of $27,100 is below average for the city and street. This typically reflects the home’s age (1911), the unrenovated condition of the basement, and the lack of a garage, as assessments are based on mass appraisal models comparing key physical and market characteristics.

3. Is the land size a pro or a con?
It depends on your priorities. At 3,542 sq ft, the lot is below average for Dudley Avenue but is actually above average for the wider Earl Grey neighbourhood. This suggests a reasonably sized yard for the area, but not an exceptionally large one.

4. What can the 2021 sale price tell me?
The home sold for $290,000 in September 2021. This provides a historical benchmark, but market conditions have likely shifted. It’s most useful as a point of discussion with your real estate agent to understand current value trends.

5. Who are the most likely neighbours?
The listing suggests comparing it to other character homes from the early 1900s on the same street, like 799 Lorette Avenue (1914). Notably, several nearby properties on Scotland Avenue are brand new (2024), indicating a neighbourhood with a mix of established homes and new infill development.