194 Johnson Avenue W

Property Overview: 194 Johnson Avenue W, Winnipeg

Section 1: Key Characteristics & Appeal

This is a classic two-storey home built in 1908, offering a blend of historic character and practical fundamentals. Its key appeal lies in its efficient use of space and its position as a value-oriented entry point. With 1,120 sqft of living area, the home is notably above average for the Chalmers neighbourhood, providing comfortable room for a small household. The lot, while below the citywide average, is a manageable size at 2,875 sqft and is actually larger than many on its own street. A basement is present but unrenovated, representing potential for future development.

The property suits first-time buyers, investors, or handy individuals looking for a straightforward project. Its very low assessed and recent sale value (around $20k) indicates it is a land-value proposition or requires significant modernization. The appeal is grounded in affordability and the opportunity to customize without the premium of a fully renovated historic home. A thoughtful perspective is that its older construction date (1908) means it was built with durable materials and craftsmanship of the era, but a buyer should be prepared for the updates and maintenance that come with a century-old structure.

Section 2: Frequently Asked Questions

1. What does "below average" for assessed value citywide really mean?
The home's assessed value is in the bottom 9% for Winnipeg, which strongly suggests it is valued primarily for its land. This is typical for a home that may need substantial renovation or is considered a teardown, making it a very affordable entry into the market.

2. Is the living space adequate for a family?
At 1,120 sqft, the living area is above average for Chalmers. It could accommodate a small family, but the layout and condition of the original two-storey floor plan would be key factors to assess during a viewing.

3. What are the implications of an unrenovated basement?
This means the basement space is in its original or utility state. It offers storage and houses mechanical systems but would require investment to become finished living space. It’s important to have it inspected for moisture, foundation integrity, and wiring.

4. How does the lot size compare practically?
While smaller than the Winnipeg average, the lot is close to the typical size for Johnson Avenue W itself. This means outdoor maintenance is more manageable, but space for additions, large decks, or extensive landscaping may be limited.

5. What can nearby sales tell us?
The referenced sale of a similar nearby property (222 Martin Ave W) for $19.5k in late 2022 confirms the very low price point for homes in this condition in the area. It establishes a clear benchmark for value, emphasizing that this is a neighbourhood where significant value is added through renovation.