417 Rosedale Avenue

Property Overview: 417 Rosedale Avenue, Lord Roberts, Winnipeg

Section 1: Key Characteristics & Appeal

This is a well-established one-and-a-half storey home built in 1910, situated on a generously sized lot in the sought-after Lord Roberts neighbourhood. Its key appeal lies in a blend of classic charm and modern updates, notably a renovated basement that adds functional living space. With just over 1,050 sqft of living area, it offers a comfortable footprint for smaller households.

The property’s value is underscored by its substantial lot size (ranking in the top 14% for Winnipeg) and a significant, recent appreciation in market value, having sold for $310,000 in late 2024—a stark increase from its late-2017 sale price. This suggests a home that has been improved and is in a desirable, stable area. It lacks a garage and pool, positioning it as a practical, lower-maintenance option.

This home would best suit first-time buyers or downsizers seeking character in a mature neighbourhood without a massive footprint. It’s also a sensible fit for investors or renovators attracted by the large lot and the established neighbourhood, who see potential in the existing structure and land. The appeal is grounded in location and lot value as much as the home itself, offering a foothold in a prime area where the land is a significant asset.

Section 2: Frequently Asked Questions

1. What does the "renovated basement" typically include?
While specifics would require a viewing or disclosure statement, a renovated basement in a home of this era often means it has been finished into a livable space, such as a family room, office, or additional bedroom, with proper flooring, walls, and ceiling. It’s a key feature that adds functional square footage to the main living area.

2. How does the lack of a garage affect daily life and property value?
On-street parking is common in this part of Lord Roberts. While a garage is a convenience many seek, its absence is reflected in the current price and can make the property more accessible to buyers prioritizing lot and location over that specific amenity. For some, it presents future potential to add a garage or other structure.

3. The assessed value is significantly lower than the recent sale price. Why?
Municipal assessed value for tax purposes often lags behind rapid market shifts and does not always reflect recent renovations or current market demand. The 2024 sale price is a much clearer indicator of the home’s present market value.

4. Is a 116-year-old home a concern?
It comes with both character and considerations. While the renovated basement suggests updates, a prospective buyer should prioritize a thorough inspection to understand the condition of major systems (plumbing, electrical, roof, foundation) common to homes of this vintage.

5. What is the neighbourhood of Lord Roberts like?
Lord Roberts is a mature, central neighbourhood known for its tree-lined streets, character homes, and strong sense of community. It offers excellent access to parks, the Osborne Village amenities, and downtown. The property’s lot size ranking in the top tier for the street and area indicates it’s on a particularly spacious parcel for the locale.