Property Overview & Key Characteristics

This 1947-built, one-storey home on Minnigaffe Street sits on a generous 4,121 sqft lot in Winnipeg's Robertson neighbourhood. Its key appeal lies in a combination of a very large lot—ranking in the top 19% for size on its street—and a notably low municipal assessed value, which is in the top 5% for the neighbourhood. This creates a compelling proposition for value-focused buyers or investors. With a compact 700 sqft living area, the property is a classic "value-in-the-land" scenario.

The home would suit a first-time buyer looking for an entry point into homeownership with renovation potential, or an investor seeking a property where the land represents a significant portion of the asset's value. Its modest size and simpler one-level layout could also appeal to those looking to downsize or minimize maintenance, provided they are prepared for updates typical of a home of this age. A less obvious perspective is that its low assessment, while beneficial for property taxes, often signals a home in need of modernization, making it a project for hands-on buyers rather than those seeking move-in readiness.

Frequently Asked Questions

1. What does the assessed value tell me about this property?
The assessed value of $18,100 is significantly lower than many comparable properties, placing it in the top 5% for low assessments in Robertson. This typically suggests the home requires updates and may result in lower property taxes, but it also indicates a purchase where future investment in renovations is expected.

2. How does the lot size compare to others?
The lot is a standout feature at 4,121 sqft, larger than 81% of others on Minnigaffe Street. This offers ample outdoor space and potential for expansion, gardening, or adding outdoor amenities, which is uncommon for many older, inner-city properties.

3. Is the living space unusually small?
At 700 sqft, the living area is compact, ranking in the bottom 22% on its street. This confirms it is a smaller, character home. Buyers should consider if the layout and size meet their needs, though the large lot provides balance and potential for future additions, subject to zoning.

4. What can nearby "For Reference" properties tell me?
The listed comparable properties, like 495 Airlies Street (748 sqft, $22.5k assessment) and 432 Dalton Street (888 sqft, $24.8k assessment), show that similarly aged homes in Robertson with more living space often have higher assessments. This highlights the value proposition of 411 Minnigaffe: you're acquiring a larger lot with a smaller, likely dated, home.

5. What is the neighbourhood context?
The property ranks in the middle of the pack for lot size within the broader Robertson neighbourhood (top 58%). This suggests that while the lot is large for its specific street, it is more average for the area, providing a realistic context for its value relative to immediate neighbours and the community at large.