636 Beverley Street

Property Overview

This one-and-a-half storey home on Beverley Street in Winnipeg's Daniel McIntyre neighbourhood presents a classic character property with practical considerations. Built in 1906, it offers 1,176 sqft of living space on a 2,492 sqft lot, with an unrenovated basement and no garage. Its appeal lies in its established, central location and its position as a relatively average-sized home for the immediate area, often a sign of stability and predictable upkeep costs compared to outliers. The 2023 sale price of $180k, significantly above its assessed value, suggests a market that recognizes potential beyond the official valuation.

This home would suit a buyer comfortable with the realities of an older property—someone looking for an entry point into a mature neighbourhood without the premium of a fully updated home. It’s a candidate for a long-term holder who can gradually make it their own, or an investor seeking a character rental in a high-demand rental zone near downtown and the University of Winnipeg.

Key Details & Questions

What are the key characteristics?
This is a 120-year-old character home with average living space for the Daniel McIntyre area. It sits on a standard city lot for the neighbourhood. The basement exists but is unrenovated, and the property does not include a garage or pool.

Where does its appeal lie?
Its appeal is rooted in location and authenticity. It’s a standard, no-frills home in a central, walkable community. The fact that its size and lot are typical for the street can be an advantage, indicating it’s less likely to have unusual layout or yard issues sometimes found in more irregular properties. The recent sale price indicates buyer demand sees value here.

What type of buyer would it suit?
It best suits a pragmatic first-time buyer, a hands-on homeowner interested in gradual renovation, or an investor familiar with maintaining older rental properties. It is less suited to those seeking modern, move-in-ready finishes or requiring substantial private parking.

Why is the sale price so different from the assessed value?
Municipal assessed value for tax purposes often lags behind market value, especially in active markets or for unique properties. A recent sale price is generally a more accurate reflection of current worth, as it represents what a buyer actually paid.

What does the "unrenovated basement" imply?
Typically, this means the basement retains its original state, likely with a concrete floor, exposed joists or stone foundation, and basic mechanicals. It offers functional storage or laundry space but would require significant investment to finish as living area.

How does the age of the home affect ownership?
A 1906 home offers charm but requires attention to older building systems like wiring, plumbing, and insulation. While it has stood for over a century, maintenance and updates will be part of responsible ownership. Its construction era often means solid timber framing but less energy efficiency by modern standards.

Is the lack of a garage a major drawback?
In this central, older neighbourhood, many homes lack garages. On-street parking is the norm. For some buyers, this is a trade-off for the location. It’s essential to verify local parking permits and regulations.

How does it rank compared to other homes?
The data shows it is consistently "around average" for its immediate street and neighbourhood in terms of living area, lot size, and assessed value. Its age is older than most on the street. City-wide, its lot and value are below average, which is typical for a central, older home compared to newer suburban developments.