Property Overview

This home at 38 Hobson Place in Waverley Heights presents a practical opportunity in Winnipeg’s market. Its key appeal lies in offering solid value within a mature neighbourhood, characterized by a below-average assessment value on its own street. The 924 sqft living space is modest compared to nearby homes, but the 1979 build date is newer than most on the block. The lot size of 4,797 sqft is also more compact than area averages. This combination suggests a property that may require less upkeep than older homes and could be efficient to maintain.

The profile suits first-time buyers or practical investors looking for an entry point into a stable neighbourhood without a premium price tag. It’s also a fit for those seeking a manageable property size who prioritize newer construction year over expansive square footage. A less obvious perspective is that its lower assessment value on a street of higher-valued homes could represent a value-add opportunity over the long term, assuming improvements are made.

Frequently Asked Questions

1. Why is the assessed value ranked so high (100%) on its own street?
A higher percentile rank for assessed value means the value is lower than comparable homes. Being ranked #10 out of 10 (Top 100%) indicates it has the lowest assessment on the street, which can translate to relatively lower property taxes.

2. Is the living area considered small?
Yes. At 924 sqft, the living area is below the average for the immediate street, the neighbourhood, and the city. This points to a more compact, efficient layout.

3. What does the "newer" build year mean for this home?
Built in 1979, it is newer than most immediate neighbours. This can be an advantage, potentially meaning updates to major systems (like wiring or plumbing) may have been incorporated compared to much older homes in the area.

4. How does the lot size impact the property?
The lot is 4,797 sqft, which is below the street and neighbourhood averages. This means smaller outdoor maintenance but may also limit expansion possibilities compared to larger lots nearby.

5. Where does this property stand in the broader market?
Citywide, its metrics are generally around average. Its most standout features are its newer construction year for the immediate area and its lower assessed value on its own street, positioning it as a competitively priced option in its locale.