38 Evenwood Crescent – Property Summary
Key Characteristics & Buyer Profile
This is a 720 sqft home built in 1971 on a 3,277 sqft lot, with an assessed value of $265,000. The property sits in the Westdale neighbourhood of Winnipeg.
The home’s main appeal is its affordability relative to both the neighbourhood and citywide averages. The assessed value is roughly in line with others on the same street, but significantly below the Westdale average ($307,400) and the citywide average ($390,100). This makes it one of the more accessible entry points into a desirable established neighbourhood.
What stands out is how the numbers break down: the living area is small even by street standards (720 sqft vs. 862 sqft average), and the lot is noticeably tighter than typical for the area (3,277 sqft vs. 5,168 sqft neighbourhood average). So the lower price reflects real trade-offs in space, not just a bargain. The year built is roughly average for the street and neighbourhood (1971), meaning no unusual age concerns.
This property would suit a buyer who prioritizes location over square footage—someone who wants to be in Westdale without paying the premium for a larger house or bigger yard. First-time buyers, downsizers, or investors looking for a lower-cost entry into a stable area would be the most natural fit. It may also appeal to someone who plans to renovate or expand, given the below-average lot and living area create potential upside—though the existing footprint should be assessed realistically for that purpose.
Frequently Asked Questions
1. How does the assessed value compare to actual market price?
The city assessed value of $265,000 is a benchmark used for property taxes, not a market valuation. Homes in Westdale often sell above assessed value, especially if they’re in good condition. You’d want a realtor’s comparative market analysis to estimate current sale price.
2. The living area is 720 sqft—does that include basements or finished space?
No. In Winnipeg, “living area” typically refers to above-grade finished space only. Basements, even if finished, are not counted. So the total usable space may be larger if the basement is developed.
3. Why is the land area so much smaller than the neighbourhood average?
Westdale was developed mostly in the 1960s and 1970s, but many homes sit on larger lots (5,000+ sqft). This property’s 3,277 sqft lot is on the smaller side, which is common for some infill or subdivision lots on Evenwood Crescent. Check the property survey to confirm exact dimensions.
4. What condition is a 1971 home likely to be in?
That depends entirely on maintenance history. Typical items to inspect include: the roof (likely original or replaced once), windows, furnace, and foundation. Many homes from this era have had updates, but some may still have original mechanicals or wiring. A home inspection is strongly recommended.
5. Is Westdale considered a good neighbourhood for resale?
Generally yes. Westdale is an established, centrally located area with stable demand. Smaller, lower-priced homes here tend to sell faster because they offer affordability in a neighbourhood where larger homes dominate. However, resale value will depend heavily on the home’s condition and any upgrades you make.