Property Overview: 805 Wellington Avenue
Section 1: Key Characteristics & Appeal
This is a compact, century-old (1909) one-storey home in Winnipeg's Daniel McIntyre neighbourhood. With 748 sqft of living space and a 2,151 sqft lot, it is notably smaller than most homes both locally and city-wide. Its primary appeal lies in its renovated basement, extremely low municipal assessed value ($22.3k), and its position as an affordable entry point into the housing market. The data suggests it is a unique outlier: while its size and lot are below average for the area, its assessed value ranks well above average within Daniel McIntyre itself, indicating it may be perceived as a higher-value property within this specific, likely more affordable, neighbourhood context.
This property would suit first-time buyers, investors, or downsizers seeking minimal property tax liability and a low-cost footprint. It appeals to those who prioritize location and a renovated basement over square footage, and who are comfortable with a home whose historical character and smaller scale stand apart from the typical Winnipeg house. A thoughtful perspective is that this home represents a specific niche: it offers urban living without the premium for space you may not need, but requires a buyer comfortable with its statistical uniqueness on the street.
Section 2: Frequently Asked Questions
Q: What does the "above average" assessed value ranking in Daniel McIntyre actually mean?
A: It means that compared to other homes in this specific neighbourhood, this property's municipal assessed value is higher than most (in the top 28%). This is interesting because the home is smaller than area averages, suggesting factors like the renovation or specific location on the block contribute to its assessment.
Q: How can the lot size be "below average" in so many categories?
A: The lot is 2,151 sqft, which is smaller than the vast majority of residential lots in Winnipeg, including those in its own neighbourhood and especially on its own street where lots average nearly 14,000 sqft. This indicates a denser, more urban lot size.
Q: The home sold for $240k in 2021. Why is the assessed value so much lower?
A: Municipal assessed value for property taxes is not the same as market value. It is an estimate for taxation purposes, often based on older sales data and mass appraisal techniques, and is typically lower than what a home would sell for on the open market.
Q: What are the implications of buying such an old home?
A: Built in 1909, the home will have character but may require ongoing maintenance or updates to major systems like wiring, plumbing, or the foundation. A thorough inspection is essential. Its age also means it ranks as older than 95% of homes city-wide.
Q: The data shows this home is an outlier on its street. What should I consider?
A: It's significantly smaller and on a much smaller lot than its immediate neighbours. This could mean less privacy, different sightlines, and a very different property experience. It's wise to visit and consider how the home fits within the streetscape.