Property Overview: 808 Jefferson Avenue, Garden City, Winnipeg

Key Characteristics & Appeal

This one-storey home on a large, 6,662 sqft lot presents a compelling blend of space, value, and potential. Its key characteristic is the generous land size, which ranks in the elite top 5% for Jefferson Avenue and well above average for both the Garden City neighborhood and Winnipeg overall. This offers significant outdoor space and future potential. The home itself, built in 1958, is of a typical vintage for the area and features a renovated basement and a detached garage. With 1,030 sqft of living area, it is very close to the average for its immediate street.

The appeal lies in its standout lot size combined with a solid, updated foundation (the basement). The assessed value of $38,800 is notably high for the street (top 5%), suggesting the property is viewed favorably relative to its direct peers, likely due to the lot and renovations. Recent sold price history indicates strong value retention and growth.

This property would suit a practical buyer looking for a manageable single-level layout with ample yard space for gardening, children, or pets. It’s ideal for someone who values outdoor room over a large interior footprint and may be interested in the long-term potential the lot provides. It also suits a value-conscious buyer seeking a home with a recently updated element (the basement) in a stable, established neighborhood.

Frequently Asked Questions

1. What does the high assessed value relative to the street actually mean?
It indicates that, according to municipal assessment, this property holds more value than 95% of comparable homes on Jefferson Avenue. This is often driven by specific features—in this case, the very large lot and renovated basement—that set it apart from its immediate neighbors.

2. Is the living space sufficient for a family?
At 1,030 sqft, the living area is average for the street but below the average for the wider Garden City area. The renovated basement provides additional flexible space. For a family, the trade-off is a potentially cozier interior balanced by a much larger-than-average outdoor space.

3. How does the detached garage impact utility, especially in winter?
A detached garage offers flexibility for workshops or storage separate from the house but requires going outdoors to access your vehicle. In a Winnipeg winter, this is a practical consideration for daily convenience versus the benefits of separation and potentially easier future modification.

4. The lot is large. What are the possibilities or restrictions for its use?
A lot of this size (over 6,600 sqft) offers room for additions like a shed, extensive landscaping, or a deck. Any major structural changes like an addition or building a garage would require checking with the City of Winnipeg for zoning bylaws, setback requirements, and permitting.

5. The sold price history shows a significant increase between 2021 and 2022. What might explain this?
While market conditions played a role, the substantial jump in sale price over that period likely reflects the value added by the basement renovation, which was completed sometime between those two sales dates, as well as the inherent premium for the large lot.