Property Overview

This 1974-built home at 17 Bret Bay offers 928 square feet of living space on a 3,518 sqft lot. Its key appeal lies in its strong position within its immediate neighborhood, presenting a practical and value-conscious opportunity. The property's tax-assessed value of $274,000 ranks notably higher than the street average, suggesting it is well-maintained or offers features that translate to a favorable municipal assessment compared to its closest neighbors.

Key Characteristics & Ideal Buyer

The home's primary strength is its local standing. On its own street (Bret Bay), it performs at or above average in most metrics, particularly in assessed value where it ranks in the top 26%. This indicates a solid, competitive property within its specific micro-area. However, when viewed against the wider Rossmere-A community and Winnipeg as a whole, its living space, lot size, and assessed value fall below those broader averages. This creates a specific dynamic: you are acquiring a home that is a strong contender on its block, within a community where many properties are larger and potentially higher-valued.

This profile suits pragmatic buyers, such as first-time homeowners or downsizers, who prioritize value and a stable, established street over maximum square footage. It appeals to those who understand that a home's character and condition often matter more than sheer size, and who see the benefit of a property that stands out positively on its own street. The lot, while smaller than the community average, is very typical for the street itself, offering manageable outdoor space.

Frequently Asked Questions

1. How can the assessed value be above the street average if the home is smaller than average?
Municipal assessments consider more than just size. Factors like the home's condition, updates, layout, and specific location on the street all influence its assessed value. A higher assessment here suggests the property may have qualitative advantages not captured by square footage alone.

2. What does the 1974 build year mean for potential renovations or systems?
Built in 1974, the home is right at the age where major components like the roof, windows, furnace, or plumbing may have been updated or could be nearing the end of their service life. A thorough inspection is crucial to understand the current state of these systems and plan for future capital expenses.

3. The lot is smaller than the community average. Is that a significant drawback?
This depends on your priorities. The lot is very much in line with others on Bret Bay Street, so it won't feel out of place. It offers lower maintenance, which is a plus for many. However, if extensive gardening, large outdoor entertaining, or future expansion (like a large addition) are important, the smaller lot size is a definite consideration.

4. Does ranking "below average" in the wider community mean this is a less desirable area?
Not necessarily. Rossmere-A appears to be a community with a wide variety of home sizes and values. This property sits in the more modest segment. It's essential to evaluate the specific street, neighboring properties, and overall community amenities to gauge desirability, rather than relying solely on size or value rankings.

5. How should we interpret the different rankings (street, community, city) when making an offer?
The street-level ranking is likely the most relevant for day-to-day living and resale value among similar buyers. It shows you how the property compares to your immediate neighbors. The broader rankings are useful context, indicating the property's place in the larger market and potentially highlighting its value proposition as a more affordable entry into the community.