Property Overview: 447 Greene Avenue, Winnipeg

Section 1: Key Characteristics & Appeal

This home at 447 Greene Avenue in the Rossmere-B neighborhood presents a practical entry point into the Winnipeg market. Built in 1955, it is a characteristically modest post-war bungalow with 888 square feet of living space, situated on a standard-sized lot of just under 5,000 sq ft. Its appeal lies in its straightforward affordability and established location. The municipal tax assessment of $295,000 is consistently below the citywide average and aligns closely with values in its immediate area, suggesting a fairly priced home without premium speculation.

The property suits first-time homebuyers or downsizers seeking a manageable footprint and lower ongoing tax burden. Its smaller size relative to area averages implies lower utility costs and less maintenance, which can be a significant long-term advantage. A thoughtful perspective is that while the house itself is compact, the lot size is proportional to the neighborhood, offering balanced outdoor space without the burden of an excessively large yard. The home’s age (1955) is typical for the street, indicating it exists within a stable, mature streetscape where future renovations or expansions would be in keeping with the community fabric.

Section 2: Frequently Asked Questions

1. How does the size of this home compare to others nearby?
At 888 sq ft, the living area is below the average for Greene Avenue (1,033 sq ft), the Rossmere-B community (1,047 sq ft), and Winnipeg overall (1,342 sq ft). This positions it as a more compact option in the area.

2. Is the tax assessment value reasonable for this property?
The assessment of $295,000 is very close to the average for both Greene Avenue and the Rossmere-B community (approx. $312,000). It is notably below the Winnipeg citywide average of $390,000, indicating its valuation is in line with the local market rather than broader city trends.

3. What is the history of sales on this street?
Available data indicates a home on Greene Avenue sold for between $300,000 and $350,000 in October 2021. For precise, verified historical sale prices of this specific address, you must request the information directly from the site via email.

4. What are comparable homes in the area like?
Recently listed comparable homes in Rossmere-B, such as those on Hazel Dell or Leighton Avenues, are typically from the same era (mid-1950s) but often feature slightly larger living spaces (970-1,016 sq ft) and carry tax assessments between $302,000 and $355,000.

5. What are the less obvious factors to consider with a home of this age and size?
While the 1955 build date is standard for the area, it necessitates a thorough inspection of original systems like wiring, plumbing, and the foundation. The smaller square footage requires efficient layout design, but the nearly 5,000 sq ft lot offers potential for outdoor living or future expansion, subject to local zoning regulations. Its consistent "below average" size and assessment can be seen as insulating it from some market volatility, but may also correspond to a more modest rate of appreciation compared to larger homes.