Property Overview

This home at 476 Sharron Bay in Winnipeg's Rossmere-A neighborhood presents a specific value proposition. Built in 1960, it's a property defined more by its land and location than its interior size. The 972 sqft living area is notably below average for its street and the wider city, which immediately frames the opportunity. However, its assessed value of $314k is competitive, sitting around the neighborhood and city averages, while the lot size of over 6,000 sqft is a genuine asset, ranking above average both locally and city-wide.

Key Characteristics & Appeal
The primary appeal here is the land. In a mature neighborhood where lots are often subdivided, a parcel of this size offers valuable outdoor space, potential for gardening, expansion, or simply more privacy. The home itself is one of the originals on the street, suggesting a well-established streetscape. Its value is squarely average for the area, meaning you're paying for the location and lot, not a premium for finished square footage. This creates a clear value scenario: a lower entry point for the neighborhood with the land as a long-term asset.

This property would suit a practical, value-oriented buyer. It's ideal for a first-time homeowner willing to live with a cozy footprint while enjoying a large yard, or an investor looking for a land-value play in a stable area. It's less suited for those seeking move-in-ready, spacious interiors without renovation plans.

Frequently Asked Questions

1. Is the below-average living area a concern?
It's the defining characteristic. It means the home feels compact compared to neighbors. The trade-off is the larger-than-average lot, so the value is in the outdoor space and potential, not the current interior volume.

2. How does the assessed value compare to the likely selling price?
The assessed value ($314k) is a municipal figure for tax purposes. Notably, it's below the street average. The last sold price (2019) was in the $250k-$300k range. A current sale price would be influenced more by market conditions, but the assessment suggests it's not an overvalued outlier for the area.

3. What does the lot size actually offer?
At over 6,000 sqft, the lot is a standout feature. It provides ample backyard space, which is increasingly rare. This allows for additions like a large shed, deck, or garden, and offers more privacy than smaller lots in the area.

4. The home was built in 1960. What should I expect?
As one of the older homes on the street, it likely has original or older core systems (plumbing, electrical, roof). A thorough inspection is crucial. The upside is that it may have simpler, more robust construction and character often missing in newer builds.

5. Where can I get verified historical sale data?
The site notes that due to industry rules, exact MLS sold records are not displayed. They offer a manual lookup service where you can request the full transaction history and exact sold prices via email, which they will provide without using your contact for marketing.