Property Summary: 58 William Marshall Way

Section 1: Key Characteristics & Appeal

This is a spacious, well-established two-storey home in Ridgedale, built in 1993. Its primary appeal lies in its generous proportions and mature setting. The home offers over 2,400 sqft of finished living space, including a developed basement, and sits on a large, 7,200+ sqft lot. The attached garage and substantial footprint provide practical family living.

The home’s standout feature is its impressive size relative to the local market. It ranks in the top 3-4% of all Winnipeg homes for both living area and assessed value, meaning it offers more space than the vast majority of city properties. This makes it a strong value proposition for buyers seeking room to grow without venturing into premium luxury price brackets. However, its rankings within its immediate street and neighborhood are more modest, suggesting it is a larger, well-valued home in a community of similarly established properties.

This property would best suit a buyer looking for a long-term family home with ample indoor and outdoor space, who values established neighborhoods with mature landscaping. It’s ideal for someone who prioritizes square footage and lot size over a brand-new build, and who is comfortable with a home that may benefit from personalized updates over time. It represents a solid, substantial property in a quiet setting.

Section 2: Frequently Asked Questions

1. How does the home’s age (built 1993) factor into its condition and value?
At 33 years old, this home is in the middle of its lifecycle. Major systems like the roof, windows, and furnace may be at or approaching their typical replacement age, which is a key consideration for inspection and budgeting. Conversely, homes of this era often feature room sizes and construction materials that are valued today.

2. The rankings show the home is much larger than most in Winnipeg, but average for its street. What does this mean?
This indicates you are looking at a neighborhood of consistently larger, established homes. You’re buying into a street with a similar character and scale, which can be desirable for stability, but it means this property’s standout size advantage is more apparent city-wide than on its own block.

3. Why did it sell for $720K in 2023, but the current assessed value is $732K?
The 2023 sale price is an excellent benchmark for its recent market value. The slight increase in the assessed value likely reflects municipal assessment adjustments and general market trends. The close alignment suggests the assessment is grounded in a very recent, real-world transaction.

4. What is the significance of the large lot size (over 7,200 sqft)?
Beyond providing ample backyard space, a lot of this size offers significant long-term flexibility. It allows for potential additions like a large deck, shed, or garden, and provides a greater sense of privacy and separation from neighbors compared to newer, denser subdivisions.

5. The basement is listed as "finished." What should we ask about this?
It’s important to clarify the extent and quality of the finish. Ask about the ceiling height, the materials used, and whether it includes a proper bedroom or additional bathroom. Also inquire about moisture prevention measures, as proper waterproofing is critical in developed basements, especially in older homes.