Property Overview: 94 Kirkham Bay, Winnipeg

Key Characteristics & Appeal

This 1994-built home in Riverbend presents a practical and competitively positioned offering. Its key appeal lies in its solid, middle-of-the-road metrics, offering a balanced entry into a stable neighborhood without extreme highs or lows. With 1,117 sqft of living space and an assessed value of $392k, it consistently ranks as "around average" compared to its immediate street and the broader Riverbend area. This suggests a home that is neither oversized nor undersized for its market, potentially simplifying financing and insurance assessments.

A thoughtful perspective is its relative modernity city-wide; built in 1994, it is newer than roughly 80% of comparable Winnipeg homes, which may imply fewer concerns with aging infrastructure common in older builds. However, the lot size of 3,400 sqft is notably below average for the neighborhood and city, indicating a more compact yard. This trade-off could appeal to buyers seeking lower exterior maintenance, but may not suit those desiring extensive outdoor space.

The property would suit first-time buyers or downsizers looking for a manageable, move-in-ready home in an established area. Its consistent "average" rankings suggest a predictable value proposition, ideal for someone prioritizing neighborhood stability over standout square footage or lot size. Recent sale history indicates steady market activity, making it a straightforward candidate for those not wanting to gamble on a highly atypical property.

Frequently Asked Questions

1. Is this home a good value compared to its neighbors?
The data suggests it is very typical. Its assessed value and living area are almost exactly at the average for Kirkham Bay street and the Riverbend neighborhood, indicating it is priced in line with the local market rather than being a standout bargain or premium.

2. What are the implications of the smaller lot size?
At 3,400 sqft, the lot is below the area average. This likely means a smaller backyard, potentially less privacy, and limited room for expansions like a large deck or addition. On the positive side, it typically translates to less yard work and lower landscaping costs.

3. How does the age of the home (1994) factor in?
Built in 1994, the home is relatively modern compared to the Winnipeg average. Buyers might expect updates to major systems (like roofing, windows, HVAC) to have been made within the last 20-30 years, but a specific inspection is crucial to determine the current condition and remaining lifespan of these components.

4. Can I see the exact historical sale prices?
The site provides sold price ranges (e.g., sold for between $350k-$400k in 10/2021). To obtain the exact figures, you must request a manual lookup via email, as this platform does not display MLS data directly due to industry rules.

5. What does "around average" in these rankings really mean for me?
It means this property is a median example in its immediate context. For a buyer, this often indicates lower risk—it’s less likely to be overpriced or unusually difficult to appraise. However, it also means the home doesn’t offer an exceptional feature (like a very large lot or very new build) that could drive disproportionate future value in its micro-market.