Property Overview
This 1912 home at 804 Winona Street presents a distinct value proposition centered on space and location. Its primary appeal lies in its exceptionally large, private lot within the highly desirable Victoria West neighborhood. While the house itself is older and more modest in size and assessed value compared to city averages, it offers a rare opportunity to own a substantial piece of land close to the city's core.
Key Characteristics & Ideal Buyer
The standout feature is the 6,964 sqft lot, which ranks in the top 1% of the Victoria West neighborhood and is the largest on its street. This provides unparalleled outdoor potential for gardens, recreation, or future expansion. The living area (1,388 sqft) is comfortably above average for both the street and the neighborhood, suggesting a well-proportioned home.
The property’s character is defined by its balance of opportunity and heritage. Its 1912 build date means it is one of the older homes in the area, potentially appealing to those who appreciate classic charm but should be factored into maintenance considerations. The assessed value is notably below the Winnipeg average, which can translate to a more accessible entry point into a sought-after area.
This home would best suit:
- Value-conscious buyers seeking a prime location where investment is in the land more than the structure.
- Owner-occupants with vision who appreciate a large yard and are comfortable with the upkeep of a character home.
- Long-term thinkers who see the potential in a sizable lot in an established neighborhood, whether for personal use or future value.
Frequently Asked Questions
Q: The house is older and the assessed value is low. Is this a concern?
A: Not necessarily. The lower assessment reflects the older home and is a key reason the property is accessible. It indicates you are primarily investing in the land and location—a common scenario in mature, central neighborhoods. A thorough inspection is always advised for any older home.
Q: How significant is the lot size really?
A: It's the property's defining asset. At nearly 7,000 sqft, it's over 65% larger than the average lot on its street. This offers a level of privacy, space for activities, and greenery that is extremely rare for inner-city neighborhoods.
Q: The living area is above average for the street but average for the city. What does that mean?
A: It highlights the neighborhood's charm. Victoria West features many cozy, well-located homes. This house offers more interior space than most of its immediate neighbors, providing a best-of-both-worlds scenario: a larger home on a larger lot within a community of smaller-scale properties.
Q: Is the below-average city ranking for assessed value a red flag?
A: In this context, it's more of a market indicator. It shows the property is priced below the typical Winnipeg home, which is often newer or in suburban areas with larger modern floor plans. This can be an advantage for buyers targeting character and location over sheer size.
Q: What does the "neighborhood elite" ranking for the lot actually tell me?
A: It quantifies a key advantage. This ranking means the lot size outperforms 99% of comparable properties in Victoria West. It's a data-driven confirmation of the lot's rarity and is a major contributor to the property's long-term value and appeal.