Property Overview: 405 Kimberly Avenue, Winnipeg

Key Characteristics & Appeal

This home at 405 Kimberly Avenue in the Rossmere-B neighborhood presents a solid, mid-century property with practical advantages. Built in 1955, its 1,071 sqft living space is efficiently sized, ranking above average for its street and in line with the local community average. The true standout feature is the land: a 6,700 sqft lot that places it in the top 8% within Rossmere-B and the top 20% city-wide, offering valuable outdoor space and potential.

Its appeal lies in its established community setting and relative value. With a tax-assessed value of $331,000, it sits above average for its immediate area but below the Winnipeg city average, suggesting a potentially accessible entry point into a stable neighborhood. The home suits first-time buyers or downsizers looking for a manageable footprint without sacrificing yard space, and value-oriented investors seeking a property with fundamental strengths in land size and location rather than high-end finishes.

A less obvious perspective is that its consistent "above average" rankings on its street indicate it's a stronger performer in its most immediate micro-market, which can be a sign of enduring appeal. Furthermore, homes from this era often feature simpler, more robust construction and a straightforward layout that can be easier and more affordable to renovate or update according to modern tastes.

Frequently Asked Questions

1. How does this home’s value compare to recent sales in the area?
Based on available data, a home on this street sold in late 2021 for between $300,000 and $350,000. The current tax assessment of $331,000 falls within that range, but for precise, up-to-date comparable sales, direct inquiry with a real estate professional is recommended.

2. Is the living space considered small?
At 1,071 sqft, it is slightly above the average for both Kimberly Avenue and the Rossmere-B community. It is, however, below the city-wide average. This indicates a comfortably sized home for the immediate area, ideal for smaller households or those prioritizing lot size over interior square footage.

3. What does the land size ranking actually mean?
The lot size of 6,700 sqft is a significant asset. Ranking in the top 8% in Rossmere-B means it's substantially larger than most lots in the community, offering more privacy, gardening space, or room for additions like a shed or deck compared to neighboring properties.

4. The home was built in 1955. What should I be aware of?
As a home from the mid-1950s, potential buyers should budget for or inquire about the age and condition of major systems like plumbing, electrical, and the roof. A thorough home inspection is essential. On the positive side, lots from this era tend to be more generous than in newer subdivisions.

5. Who determines the tax assessment value, and is it the same as market value?
The City of Winnipeg assesses the value for property tax purposes. It is an estimate of value based on mass appraisal techniques and is not a formal market valuation. A home's actual selling price on the open market can be higher or lower than its assessed value.