Property Overview

This 779 sqft bungalow at 322 Oakview Avenue in Winnipeg's Rossmere-B neighborhood presents a straightforward, entry-level opportunity. Built in 1952, it sits on a roughly 4,788 sqft lot. Its key characteristic is its position as a value-conscious option, with an assessed value of $269k, which sits below the averages for its street, neighborhood, and the wider city. The home last sold in mid-2021 for an estimated $250k–$300k.

Its appeal lies in its affordability and lot size. The asking price is notably accessible for the Winnipeg market, and the lot is close to the average for the street, offering decent outdoor space relative to the home's footprint. It would suit first-time buyers or investors seeking a lower-cost entry point into the market, where the potential may lie more in the land value and location than in the size or condition of the existing structure. A thoughtful perspective is that this property represents the "baseline" for the area—it’s not competing on size or premium valuation, which can reduce bidding pressure and allow for a more measured purchase.

Frequently Asked Questions

1. Why is the assessed value below average on every level?
The below-average assessment is primarily driven by the home's smaller living area (779 sqft vs. area averages of 1,047-1,342 sqft). Assessed value heavily factors in size, age, and condition, suggesting this is a modestly sized home for the location.

2. What does the sale history indicate?
It last sold in July 2021 within the $250k-$300k range. This recent sale provides a concrete, modern price point for comparison, showing the assessed value is in a similar bracket several years later.

3. How does it compare directly to neighbors?
Immediate comparisons are telling. Directly across the street, 327 Oakview is smaller and valued at $186k, while next door at 324 Dunrobin, a larger 1,053 sqft home is valued at $366k. This highlights a street with varied home sizes and values, where this property sits in the middle.

4. Is the lot a good size?
At 4,788 sqft, the lot is around average for Oakview Avenue but below the neighborhood average. It's a manageable size for maintenance and is typical for the immediate area, not a standout large or small parcel.

5. What are the less obvious factors to consider?
The home was built in 1952, which is slightly newer than the immediate street average (1950). This minor detail could imply slightly updated infrastructure for its vintage. Furthermore, its consistent "below average" rankings suggest it’s a known quantity in the area, potentially leading to fewer surprises during appraisal compared to a uniquely over-improved property.