Property Overview: 410 Brandon Avenue, Riverview, Winnipeg

Section 1: Key Characteristics & Appeal

This 780 sqft home, built in 1928, presents a compact and efficient living space in the established Riverview neighborhood. Its primary appeal lies in its value proposition and lot potential. While the living area is notably below average for the street, neighborhood, and city, the property sits on a 3,300 sqft lot that is larger than most on Brandon Avenue. This creates a scenario where the land may hold significant value relative to the existing structure.

The home would suit a specific type of buyer: a first-time purchaser, an investor, or a downsizer looking for entry into a mature neighborhood at a price point below area averages. Its assessed value is aligned with the street norm but sits well below Riverview and Winnipeg averages, suggesting a more accessible price. The appeal is practical rather than luxurious—it's a solid foundation. A thoughtful perspective is viewing this not just as a small house, but as a property with a generous lot for the street, offering future potential for expansion, garden space, or simply holding value in a land-scarce city core. It’s a property for someone comfortable with a cozy footprint who sees value in location and land over immediate square footage.

Section 2: Frequently Asked Questions

1. Is the house too small compared to others in the area?
Yes, the living area is below average for Riverview and Winnipeg. This is reflected in its price and assessment, making it a more affordable option in the neighborhood. It’s a trade-off between space and location.

2. What does the sold price range indicate?
The listed sold price range (CA$250k–300k) and its percentile rankings suggest it likely sold for a price that was competitive on its own street but below the typical price for the wider Riverview area. This aligns with its "below average" assessments at the neighborhood and city level.

3. How does the lot size impact the property's value?
The 3,300 sqft lot is a key feature, ranking in the top 19% on Brandon Avenue. For the right buyer, this larger-than-standard lot for the street adds valuable outdoor space and potential, which may not be fully reflected in the current assessed value of the existing structure.

4. Are the provided sold prices and assessments accurate?
The data is sourced from public records and is stated to be reasonably reliable, but not guaranteed or from the MLS. For fully verified figures and exact sold prices, the site recommends contacting them directly for a manual lookup.

5. What is the neighborhood context of Brandon Avenue?
The street itself has a mix of older homes (average year built 1925) with varying sizes and values. This property is older than the city average but typical for the street. Nearby listings show a wide range of values, indicating a diverse streetscape where this home sits at a more modest end.