Property Summary: 1208 Alexander Avenue, Winnipeg
Key Characteristics & Profile
This property is a 1946-built home with 700 sqft of living space and a notably large 4,090 sqft lot. For its street and immediate neighbourhood (Weston), the living area is smaller than average, ranking in the bottom 14% on Alexander Avenue and bottom 22% in Weston. However, the land is a distinct asset: the lot is larger than roughly 80% of its neighbours on the street and nearly 80% of properties in the wider Weston area. Its assessed value of $179,000 sits close to both the street and neighbourhood averages, suggesting the relatively small house is offset by the generous lot in terms of local valuation. Construction year is typical for the street but older than the Winnipeg average.
The appeal here lies in the land-to-structure ratio. For a buyer, this is less a move-in-ready home and more a property where the land holds the primary value. The small footprint (700 sqft) and older vintage (1946) mean the house itself likely needs significant updating or may be considered a teardown candidate. This would suit a buyer with renovation experience, an investor looking to build a new home on the lot, or someone willing to live in a small, older space while leveraging the large yard. It is not well-suited for someone seeking a modern, turnkey family home with generous interior space.
Five Possible FAQs
1. The living area is small (700 sqft). Is that likely to feel cramped?
Yes, for a single-family home, 700 sqft is compact. However, the large lot means there is significant outdoor living space. The feel will depend entirely on the layout—whether it uses the square footage efficiently. Buyers should view it with the understanding that interior expansion or a full rebuild may be in the long-term plan.
2. The land is much larger than typical for the street. What does that mean practically?
It means more yard space for gardening, storage, parking, or potential future development (subject to zoning). It also means more maintenance—mowing, snow clearing, and general upkeep. The land is the property’s strongest asset and likely the main driver of its assessed value.
3. The assessment is close to the neighbourhood average. Does that suggest it’s fairly priced?
On paper, yes. The assessed value of $179,000 is in line with similar neighbourhood properties. But because the house itself is small and the lot is large, the value is weighted differently than most homes in the area. A buyer paying near assessment should consider the cost of updating or replacing the house, which could make the total investment significantly higher.
4. It was built in 1946. What are typical considerations for a home of this age?
Expect older electrical, plumbing, and heating systems, possibly with original materials that may need replacement. Insulation and windows may not meet modern standards. Foundation and roof condition are critical to check. The advantage is that older homes on large lots were often built in established neighbourhoods with mature trees and good street presence.
5. How does the land size compare to the rest of Winnipeg?
While the lot is large for its street and neighbourhood, it is still below the citywide average of 6,570 sqft. This property is in the older, more central part of Winnipeg where lots tend to be smaller than newer suburban developments. It’s a good-sized lot for the area, but not oversized by broader city standards.