Property Overview: 51 Audubon Place

Section 1: Key Characteristics & Appeal

This home at 51 Audubon Place presents a compelling value proposition within Winnipeg's Waverley Heights neighborhood. Its key appeal lies in its above-average lot size and newer construction relative to its immediate surroundings, combined with a below-average assessed value for its street.

The 1,591 sqft residence is situated on a 6,897 sqft lot, which is notably larger than both neighborhood and city averages, offering generous outdoor space. Built in 1981, it is one of the newer homes on its block and in the wider area. A standout characteristic is its municipal assessed value of $425k, which is significantly lower than the $463k average for Audubon Place itself. This suggests potential value, whether for equity growth or simply more space for your budget compared to neighboring properties.

This property would suit practical buyers looking for a well-sized family home in an established area without paying a premium for the street address. It’s ideal for someone who values a larger yard and newer construction year over having the largest house on the block. The data indicates you may be paying less for the location but getting more in terms of land and a more modern build—a thoughtful trade-off for the right buyer.

Section 2: Frequently Asked Questions

1. Why is the assessed value lower than the street average?
While the exact reason for an assessment is determined by the municipality, the data shows this home has a smaller living area than others on Audubon Place. This key factor, combined with other internal and external features evaluated by assessors, results in its lower value relative to its neighbors.

2. How does the lot size compare practically?
At 6,897 sqft, the lot is larger than approximately 76% of comparable lots in Waverley Heights and 82% citywide. This translates to more usable outdoor space for gardening, recreation, or future additions than many homes in the broader market.

3. Does "newer construction" (1981) mean fewer major repairs?
While a 1981 build is newer than many Winnipeg homes, it is still over 40 years old. Major components like the roof, windows, furnace, and plumbing may be reaching or have passed their typical lifespans, so a thorough inspection is essential.

4. Is the living area sufficient for a family?
At 1,591 sqft, the living space is just below the street average but above the city average. It offers a balanced size: likely spacious enough for a family without the higher maintenance and utility costs that come with much larger square footages.

5. What does the neighborhood ranking tell us?
The rankings show this home is a mix of "around average" and "above average" within its neighborhood and city across different metrics. It’s not an outlier in any single category but offers a strong combination of a larger lot and newer build at a value price point for its immediate street.