204-9 Arden Avenue

Property Overview: 204-9 Arden Avenue, Winnipeg

Section 1: Key Characteristics & Appeal

This 855 sqft property at 204-9 Arden Avenue in the Pulberry neighborhood presents a compelling, efficient package. Its key strength lies in its superior positioning within its immediate context. Built in 1989, it is newer than nearly all comparable homes on its street and in Pulberry, suggesting potentially fewer major age-related concerns. While modest in size city-wide, its living area is notably above average for both Arden Avenue and the neighborhood, offering more space than most direct peers.

The appeal is grounded in value and practicality. With an assessed value of $174k, it sits above the local averages but significantly below the Winnipeg city-wide average, indicating a more affordable entry point into the market. This home would suit first-time buyers or investors seeking a manageable, cost-effective property in a stable setting. It’s also a sensible choice for those who prioritize a home that stands out favorably against its closest neighbors in terms of size and age, without paying a premium for a much larger city-typical footprint.

A less obvious perspective is that this property represents a "neighborhood anchor" opportunity. Its above-average metrics for the street and area could position it as a relative benchmark, potentially offering a stable value foundation even if broader market conditions fluctuate.

Section 2: Frequently Asked Questions

1. How does the living area really compare?
While the 855 sqft size is below the Winnipeg average, it ranks in the top 9% on its own street and top 3% in the Pulberry neighborhood. This means it offers more interior space than most directly comparable homes nearby.

2. Is the assessed value a good indicator of the selling price?
The assessed value of $174k is used for property tax calculation and is not a market price. However, it provides a useful benchmark, showing this property is valued above local averages but well below the city average, suggesting a potentially more affordable market price.

3. What does the "newer" build year (1989) actually mean for me?
Ranking #1 for year built on the street and in the neighborhood indicates this home is likely younger than most around it. This can translate to newer major systems (like roofing, plumbing, or electrical) compared to neighbors, potentially reducing near-term repair costs.

4. Why is there only a sold price range from 2019?
Publicly available non-MLS data often shows broad price ranges. To obtain the exact historical sold prices and full transaction history, you must request a manual lookup from the site, which they provide via email.

5. How should I interpret the city-wide rankings being lower?
The city-wide comparisons include a vast array of home types and sizes. This property's "around average" or "below average" city rankings simply reflect that it is a more compact, affordable home compared to the full Winnipeg market—which is precisely what makes it an accessible option for buyers targeting value in a specific community.