Property Overview: 1117 Comdale Avenue, Winnipeg

Section 1: Key Characteristics & Appeal

This two-storey home in Fairfield Park is a practical property that presents a clear value proposition. Built in 2007, it offers modern construction fundamentals without high-end finishes. Its key appeal lies in its above-average living space (1,766 sq ft) compared to the Winnipeg average, housed within a relatively low assessed value. This combination suggests potential for buyers comfortable with a property that may need cosmetic updates, as the basement is noted as unrenovated. The attached garage and a standard city lot (4,921 sq ft) provide functional family amenities.

The home’s profile is one of contrasts: it ranks above average citywide for size and age, but below average within its own desirable street and neighbourhood for value and land size. This indicates you are purchasing into a well-established, mature area where properties often have larger lots or higher valuations, making this a more accessible entry point. It would suit a first-time buyer, an investor, or a household seeking solid square footage on a budget, who views the lack of renovations not as a drawback, but as a canvas for future equity building through personalized updates.

Section 2: Frequently Asked Questions

1. Why is the assessed value significantly lower than neighbouring homes?
The data shows the assessed value is below average for both Comdale Avenue and Fairfield Park. This can be influenced by the unrenovated basement, the specific lot size which is smaller than many neighbours, and the home’s prior sale price. It often reflects a property that hasn’t been updated to the same standard as others in the area.

2. Is the lower purchase price a red flag for the property’s condition?
Not necessarily. The home is relatively modern (2007), which minimizes concerns about major aging infrastructure like roofing or foundation common in much older Winnipeg homes. The price likely reflects its “as-is” condition, particularly the basement, allowing buyers to allocate funds to renovations of their choosing.

3. How does the living space compare practically to nearby homes?
While below the street average, the living area is still substantial. You are getting more space than the typical Winnipeg home, but likely with a different layout or fewer premium finishes than some larger, updated homes on the same block. It’s efficient space rather than expansive.

4. What does the sale history tell us?
The property sold in September 2021 for $49,500. This recent transaction provides a concrete market benchmark, suggesting a history of being valued as a pragmatic investment or entry-level property, rather than a premium family home.

5. Who would this property NOT be suitable for?
It may not suit buyers seeking a move-in ready home with no projects, or those who prioritize a large backyard, as the lot size is below the neighbourhood norm. It’s also less ideal for buyers who equate a lower price within a nice area with immediate luxury.