884 Winnipeg Avenue – Property Summary
Key Characteristics & Ideal Buyer Profile
This single-family home at 884 Winnipeg Avenue in the West Alexander neighbourhood offers 1,326 square feet of living space on a 3,026-square-foot lot, built in 1949. Its assessed value is $243,000.
The property’s main strength is its assessed value relative to the immediate street and neighbourhood. On Winnipeg Avenue itself, the home ranks in the top 18% for value, and it holds the same top-tier position within West Alexander. This suggests the home is valued notably higher than nearby properties, likely reflecting its larger-than-average living area (top 23% on the street) and newer construction relative to the older housing stock in the area (built 1949 vs. an average of 1934 on the street and 1921 in the neighbourhood).
The appeal here is nuanced. While the home performs well locally, its citywide rankings tell a different story. The assessed value is in the bottom 16% citywide, the living area is around average, and the land area is below average (3,026 sqft vs. the citywide benchmark of 6,570 sqft). The year built is also older compared to the city average of 1966. So, the value is tied closely to its specific pocket of West Alexander, not to broader city trends.
This property would suit a buyer who values relative affordability within an older, established neighbourhood. It’s a practical choice for someone who wants a solidly sized home in a walkable inner-city area, without paying a premium for a large lot or a newer build. The home likely appeals to first-time buyers or those looking to downsize to a denser, more central location where local comps are higher than the citywide median suggests. It is less suited for someone seeking a large yard, a modern home, or investment upside driven by citywide appreciation.
Five Possible FAQs
1. How does the assessed value of $243,000 compare to the neighbourhood average?
On Winnipeg Avenue, the average assessed value for comparable homes is $198,400, and in West Alexander it is $187,300. This property sits roughly 25% above both benchmarks, which is a significant difference. This suggests it may be one of the better-maintained or larger homes on the block. However, it’s worth looking at actual sale prices in the area, as assessments don’t always reflect current market conditions.
2. The lot size is 3,026 sqft. Is that considered small for this area?
Yes, relative to the street and neighbourhood. The average lot on Winnipeg Avenue is 3,558 sqft, and in West Alexander it’s 3,591 sqft. Citywide, the average lot is nearly double at 6,570 sqft. If outdoor space and gardening are priorities, this lot may feel constrained. But for someone who wants less maintenance and more indoor square footage, the trade-off could work well.
3. The house was built in 1949. Is that a concern?
It depends on your perspective. In this neighbourhood, many homes date from the 1920s and 1930s, so a 1949 build is actually newer than the average (which is 1921 locally). Citywide, the average home is from 1966, so this is older than the typical Winnipeg home. The key is to budget for updates common in mid-century houses—older electrical systems, single-pane windows, or aging plumbing. A pre-purchase inspection is wise.
4. Why is the assessed value above average on the street but below average citywide?
This is a common pattern in older, central neighbourhoods. Winnipeg Avenue and West Alexander have a high concentration of smaller, older homes with lower land values compared to newer suburban developments. So while this home is relatively strong for its immediate area, citywide data includes many newer, larger homes with higher assessments, particularly in suburban and newer subdivisions.
5. What would you want to check before making an offer?
Beyond the standard inspection, pay attention to the land-to-building ratio. At 1,326 sqft of living space on a 3,026 sqft lot, the home takes up a fair amount of the property. Check easements, setback rules, and any renovation history—especially if the living area was expanded. Also, look into whether the West Alexander neighbourhood has any local zoning or heritage restrictions that could affect future changes or additions.