Property Overview: 855 Dudley Avenue, Earl Grey, Winnipeg

Section 1: Key Characteristics & Appeal

This one-and-a-half storey home, built in 1944, presents a classic character home opportunity in the established Earl Grey neighbourhood. With 1,058 sqft of living space and a renovated basement, it offers functional space on a standard 3,540 sqft lot. A detached garage provides additional storage or parking.

Its primary appeal lies in its location and value proposition within a desirable area. The home’s assessed value ranks well above average for both its street and neighbourhood, suggesting it is viewed favorably compared to its immediate peers, despite its smaller lot and older age. This indicates a solid foundation of perceived value in a sought-after community.

This property would suit a first-time buyer or a downsizer looking to enter a mature, well-regarded neighbourhood without a premium price tag for a larger lot. It’s for someone who values location and character over square footage and who may see potential in a home from the 1940s. A thoughtful perspective is that its "above average" assessment for the area, coupled with a "below average" lot size, creates an interesting dynamic: you may be paying more for the structure and location than for the land itself, which is a reversal of the typical infill approach.

Section 2: Frequently Asked Questions

1. How does the home’s size compare to others in the area?
At 1,058 sqft, the living area is slightly above the average for similar homes on Dudley Avenue (~1,019 sqft) and in line with the broader Earl Grey average.

2. The home was built in 1944. What should I consider?
While the basement has been renovated, the core structure is 80 years old. Prospective buyers should budget for potential updates to major aging components like the roof, plumbing, or electrical systems, and consider an inspection a priority.

3. What does the assessed value ranking tell me?
The assessment is in the top 24% on its street and top 22% in Earl Grey. This generally means the city assesses its value higher than most comparable properties nearby, which can be a sign of good condition or improvements, but also directly influences your property tax bill.

4. Is the lot size a disadvantage?
The lot is smaller than many on its street but is actually above the neighbourhood average. It provides a manageable yard with less maintenance, which could be a benefit for some, but may limit expansion or outdoor space compared to immediate neighbours.

5. The home sold recently in 2022. What does that indicate?
The sale two years ago suggests a relatively short ownership period. While the reasons are unknown, it prompts a closer look at the current market price relative to the 2022 sale price to understand recent appreciation and market trends.