Property Overview: 224 Oustic Avenue E, Winnipeg

Section 1: Key Characteristics & Appeal

This well-maintained one-storey home in Lavalee presents a compelling blend of space, value, and potential. Its key characteristic is an exceptionally large lot—over 6,400 square feet—which ranks in the top 2% for the street, offering rare outdoor space for gardening, play, or future expansion. The 962 sqft living area is above average for the immediate neighborhood and includes a renovated basement, adding functional space. Built in 1977, it is notably newer than many area homes, which can mean fewer concerns with aging core components.

The appeal lies in its strong value proposition within its locale. The assessed value is well above average for both the street and the Lavalee area, suggesting a perception of solid worth relative to neighbors. For buyers, this isn't a downtown luxury property, but a grounded, practical home. It would suit first-time buyers seeking a move-in-ready starter home with a generous yard, or downsizers looking for single-level living without sacrificing outdoor privacy. The detached garage and renovated basement add practical utility. A thoughtful perspective is that this property represents a "best-in-class" option for its specific, modest price segment in Lavalee, rather than competing city-wide.

Section 2: Frequently Asked Questions

1. How does the large lot impact property taxes?
While the lot size is a standout feature, property taxes are primarily based on the total assessed value. This home's assessment is high for the street but average city-wide, so taxes should reflect a mid-range valuation for Winnipeg, not be disproportionately high due to the land alone.

2. What does "renovated basement" include?
The listing confirms the basement is renovated but does not specify the scope. It's essential to clarify the finishes, ceiling height, permits, and whether it includes a separate entrance or additional bedrooms.

3. The home sold in 2021 and 2016. Is that typical turnover?
Two sales in nine years is slightly more frequent than average but not alarming. It warrants asking about the reasons for sale each time to understand if there were specific neighborhood or property factors motivating the moves.

4. How does the living space compare to newer suburbs?
At 962 sqft, the living area is below the current city-wide average for single-family homes. This reflects its older neighborhood character. The value here is in the lot size and location, not in expansive square footage.

5. The assessed value seems low compared to city-wide averages. Why?
The assessed value reflects the home's value within the broader Winnipeg market, which includes many newer, larger homes in suburban areas. Its assessment is strong for Lavalee, indicating it's a premium property within that more affordable neighborhood context.