638 William Avenue – Property Summary
Key Characteristics & Ideal Buyer Profile
This is a 1,324-square-foot home built in 1903, situated on a 2,507-square-foot lot in the West Alexander neighbourhood of Winnipeg. Its assessed value is $189,000.
The property stands out for its interior space: the living area ranks in the top 22% on the street and sits above the local and citywide averages. That makes it a solid choice if you want more square footage than what’s typical for the area, without the premium you’d pay for a larger lot or a newer build.
Where it falls short is land size and age. The lot is in the bottom 1% on the street (top 99% rank), which means almost every neighbour has more yard space. The year built is also below average at every level—about 86% of citywide homes are newer. The assessed value reflects that combination of age and small lot, coming in at 93rd percentile citywide (well below the $390K average).
It suits buyers who:
- Prioritize indoor living space over outdoor space
- Are comfortable with an older home (pre-1910 construction) and the upkeep that comes with it
- Want an entry-level price point in a central neighbourhood—the $189K assessment is notably lower than both the street and citywide averages
- Don’t need a large yard or garden footprint
A less obvious angle: homes of this vintage and lot size often have development limitations, but they can also be surprisingly cost-effective per square foot if the interior has been maintained well. The small lot also means less exterior maintenance overall.
Frequently Asked Questions
1. How does the living area compare to other homes nearby?
It’s above average. On William Avenue specifically, this home ranks in the top 22% for living area, with 1,324 square feet versus the street average of 1,090. That extra space is the property’s strongest feature relative to its neighbours.
2. Why is the assessed value so much lower than the citywide average?
The citywide average for comparable homes is $390,000, while this property is assessed at $189,000. The main reasons are the small lot (2,507 square feet—well below the city norm of 6,570) and the age of the building (1903). Both factors pull the value down significantly. The West Alexander neighbourhood average sits at $187,300, so it’s actually quite consistent with the local market.
3. Is the lot size a concern for resale?
It could be, depending on the buyer pool. Lots under 3,000 square feet are uncommon on this street and in the area. Future buyers who want outdoor space or room for additions may be limited. However, for someone who values location and interior size over a yard, it won’t be a dealbreaker. The small lot also keeps the property tax burden lower.
4. What should I expect from a home built in 1903?
Original details like high ceilings, plaster walls, and older windows are common, but so are potential issues with insulation, wiring, plumbing, and foundation. It’s worth having a thorough inspection focused on knob-and-tube wiring, lead pipes, settling, and any past renovations. Homes this old rank in the bottom 1% citywide for year built, so major systems may need updating.
5. Who typically buys in West Alexander, and is this price point unusual for the area?
West Alexander tends to attract first-time buyers and investors looking for older character homes at relatively affordable prices. With a $189K assessment, this property sits near the neighbourhood average ($187,300) but is slightly below the street average ($204,200). It’s priced competitively for the area, especially given the larger-than-average interior.