Property Overview: 309 Redwood Avenue

Section 1: Key Characteristics & Appeal

This 2010 bi-level home at 309 Redwood Avenue presents a practical and modern living option within Winnipeg's St. John's neighbourhood. Its key appeal lies in its relative newness compared to many area homes, offering a move-in-ready foundation with less concern for major aging infrastructure. The 966 sqft living area is efficiently sized, ranking above average for the neighbourhood, and sits on a generous 3,012 sqft lot, providing valuable outdoor space.

The home’s fully renovated basement adds significant functional living area, a major asset for growing families or those needing flexible space for a home office, gym, or entertainment. While it lacks a garage, the large lot presents a potential opportunity for future addition or creative outdoor solutions.

This property is well-suited for first-time buyers seeking a modern, low-maintenance home, or for downsizers looking for single-level living potential (with primary amenities likely on one floor) without sacrificing yard space. Its strong ranking for lot size and newer build year in a historically older area offers a balanced proposition: newer home comforts within an established community. A thoughtful perspective is its assessed value, which is notably higher than many nearby comparables, suggesting municipal assessment of its substantial improvements and condition—a point for value-minded buyers to consider.

Section 2: Frequently Asked Questions

1. What does the "renovated basement" include?
The listing confirms the basement is renovated, but specifics on finish quality, room layouts, and whether it includes a legal secondary suite or additional bedrooms should be verified through a viewing and disclosure documents.

2. How does the lack of a garage impact daily life and property value?
Parking will be limited to driveway and street. For Winnipeg winters, this means factoring in vehicle plug-in access and snow clearing. The large lot is a mitigating factor, but buyers should weigh the convenience trade-off and potential future cost of adding a garage.

3. The home sold for $210k in 2016. What does that history indicate?
The 2016 sale price provides a historical benchmark. Its current assessed value of $24.4k for tax purposes is not a market price. The actual market value will be influenced by current conditions, the extent of renovations since 2016, and how the home's newer build date compares to recent sales of both older renovated homes and newer builds in the wider area.

4. The lot is large, but how is the neighbourhood?
The home ranks in the top quarter for lot size on its street and in St. John's. As with any urban neighbourhood, street-by-street character can vary. Prospective buyers should visit at different times to assess traffic, noise, and neighbourly upkeep to see if the setting matches the property's potential.

5. Why is the assessed value so much higher than the similar-looking homes listed nearby?
The listed "nearby properties" are likely provided for location reference only, not direct comparables. Many are much older (early 1900s), smaller, or in different condition. The assessment at 309 Redwood Avenue reflects its 2010 build year, renovated basement, and overall condition, placing it in a different value category than century-old homes, even on the same street.