Property Overview: 416 Hazel Dell Avenue, Winnipeg

Section 1: Key Characteristics & Appeal

This home at 416 Hazel Dell Avenue in the Rossmere-B neighborhood presents a solid, mid-century property that excels in consistency rather than extremes. Built in 1956, it is notably newer than many homes on its street and in the immediate area, which can be a practical advantage regarding the potential age of major systems. With 1,076 sqft of living space and a 4,998 sqft lot, it sits very close to the averages for both its street and community, offering a comfortable size without standing out as unusually large or small.

The core appeal lies in its established neighborhood setting and its balanced metrics. Its municipal tax assessment of $318,000 aligns precisely with the street average and sits below the citywide average, suggesting a relatively manageable property tax burden for Winnipeg. A notable data point is its 2022 sale in the $350,000-$400,000 range, which at the time placed it in the top 11% for the Rossmere-B area, indicating perceived value or desirable features not fully captured by square footage alone.

This property would best suit pragmatic buyers—first-time homeowners, downsizers, or investors—seeking a stable entry into a mature neighborhood. It’s for those who prioritize a standard, functional layout over modern open-concept designs and appreciate a home that is competitively positioned within its immediate context rather than one that tries to compete with newer suburban builds.

Section 2: Frequently Asked Questions

1. What does it mean that the home is "newer" than average for the street?
While still a 1956 build, being newer than the street average (1950) and community average (1955) suggests that core components like wiring, plumbing, or the foundation may have undergone updates or were built to slightly later standards, potentially reducing immediate concerns compared to much older homes in the area.

2. The living space is average, but the 2022 sale price was in a higher percentile. Why might that be?
Sale price reflects more than just square footage. This discrepancy could be due to factors like a desirable interior layout, above-average condition, recent updates (kitchen, bathroom), a better-than-average yard, or a lack of comparable listings at that time. It highlights that the home's market value can exceed its baseline statistical profile.

3. How should I interpret the tax assessment value?
The assessed value of $318,000 is used for calculating municipal property taxes. It being at the street average and below the city average is generally positive, indicating your tax bill should be typical for the immediate area and not inflated relative to the broader market.

4. Is the lot size a pro or a con?
At just under 5,000 sqft, the lot is very standard for Rossmere-B. It provides adequate outdoor space for gardening, recreation, or additions but is not unusually large. It's a neutral characteristic that matches neighborhood norms, neither a standout luxury nor a constraint for most buyers.

5. Who are the most likely neighbors or what's the community vibe?
Based on the consistent build era (1950s) and size of nearby homes, the immediate area is likely comprised of long-established, well-maintained properties occupied by a mix of long-term residents and families. The vibe is typically one of a quiet, stable, and unpretentious residential street.