Property Overview: 90 Brotman Bay, River Park South, Winnipeg

Section 1: Key Characteristics & Appeal

This 870 sqft bungalow, built in 1986, sits on a standard 4,542 sqft lot in the established River Park South neighborhood. Its core appeal lies in being a competitively priced, no-surprises entry point into a stable area. With an assessed value of $382k, it sits squarely at the average for its street and the wider city, yet is notably below the average for the River Park South neighborhood itself. This suggests a value opportunity for a buyer seeking the neighborhood's amenities and reputation without the typical price tag.

The home’s size is compact, ranking below average for the area, which positions it perfectly for first-time homebuyers, downsizers, or investors seeking a manageable property. A thoughtful perspective is that its 1986 build year is the newest on its street, indicating potentially fewer immediate maintenance concerns compared to neighboring homes. It suits pragmatic buyers who prioritize location and lot ownership over square footage, and who see the efficiency of a smaller home as a benefit rather than a drawback.

Section 2: Frequently Asked Questions

1. Is this home significantly smaller than others in the area?
Yes. At 870 sqft, the living area is below the neighborhood average (1,410 sqft). This is a key factor in its assessed value being lower than the River Park South average, creating its value proposition.

2. How does the assessed value compare to recent sale prices?
The home sold twice in recent years (2016 and 2019), with recorded prices in the $300k-$350k range. The current $382k assessment is higher, which is common as assessed values try to reflect current market trends. It's important to get a professional valuation for the present market.

3. What does it mean that it’s the newest build on the street?
Built in 1986, it is the most recently constructed home among the 56 comparable properties on Brotman Bay. This can be a positive indicator, suggesting systems like roofing, windows, or plumbing may be relatively younger than those of immediate neighbors.

4. How does the lot size compare?
The lot is 4,542 sqft, which is typical for the street and neighborhood. It is, however, smaller than the citywide average lot, reflecting the more suburban lot sizes common in this part of Winnipeg.

5. Where can I find exact historical sale prices?
The provided data shows price ranges. For precise sale figures and a full transaction history, you must request a manual lookup from the site via email, as they do not display MLS-sourced sold data directly.