1418 William Avenue W – Property Summary
Key Characteristics & Buyer Profile
This is a compact, early-20th-century home in Winnipeg’s Weston neighbourhood, built in 1907. Its living area is 852 square feet, which is slightly below the street and neighbourhood averages, and well below the citywide average of 1,342 square feet. The lot is 2,711 square feet—again, below the street norm (3,800 sqft) and far smaller than the typical Winnipeg lot (6,570 sqft). The assessed value sits at $162,000, which is low relative to the street ($204.2k avg) and extremely low citywide, where the average jumps to $390.1k.
What stands out is the property’s position within its immediate context. On William Avenue West, it ranks in the top 67% for living area and top 69% for assessed value—meaning it’s not the smallest or cheapest on the block. In the Weston neighbourhood, it actually sits near the middle for living area (top 58%) and land area (top 47%). The story shifts sharply at the city level, where the home lands in the bottom quartile for size, lot, and value. That gap matters: the property is modest even by local standards, but it’s priced and sized in a way that makes it one of the more affordable options in a lower-cost neighbourhood.
The appeal here is straightforward but specific. This isn’t a house for someone seeking square footage or a large yard. It suits buyers who want a solid entry point into homeownership in an established, older neighbourhood—with the understanding that the house will likely need updates, and that the value is in the location and land rather than the structure itself. It could also work for an investor or flipper comfortable with a smaller footprint, especially given the low citywide percentile for value, which suggests there may be room for appreciation if the area or property improves. The lot, while small by city standards, is typical for the street and could still accommodate a garage or modest addition.
Frequently Asked Questions
1. How does the assessed value compare to similar homes nearby?
On the street, the $162k assessment is about 20% below the average of $204k. In the Weston neighbourhood, it’s roughly 12% below the average of $184.7k. Citywide, it’s dramatically lower—only 4% of Winnipeg homes have a lower assessed value. That means this property is one of the most affordable in the city by tax assessment, but it’s also not an outlier on its own block.
2. Is the 852 sqft living area considered small for the area?
It is slightly below the street average (1,090 sqft) and the neighbourhood average (936 sqft), but not drastically so. On the street, about one in three homes is smaller. In Weston, about four in ten are smaller. It becomes a standout only compared to citywide averages, which skew larger because they include newer suburban homes.
3. How does the 1907 build year affect the property?
The home is older than 90% of homes in the Weston neighbourhood and 96% of homes citywide. That means it likely has older construction methods (e.g., plaster walls, knob-and-tube wiring possibly still present, less insulation). Buyers should budget for updates to mechanicals, windows, and insulation. The positive side: older homes in established neighbourhoods often have better bones and more character than newer infill builds.
4. What’s the lot like, and what can you do with it?
At 2,711 sqft, it’s smaller than the street average (3,800 sqft) and the city average (6,570 sqft), but it’s actually above the average within Weston (2,711 vs. 3,269 sqft? Wait—the neighbourhood average is 3,269 sqft, so this lot is below that.) Correction: the lot is below the neighbourhood average of 3,269 sqft. It ranks in the top 47% locally, meaning about half the lots in Weston are smaller. The lot is compact but workable for a single-car garage, a small garden, or a patio.
5. Why do the citywide rankings seem so low while the street and neighbourhood rankings are average?
This home sits in a lower-density, older part of Winnipeg where both home sizes and values are well below the city median. Citywide rankings include newer suburban homes with larger lots, bigger square footage, and higher assessments. So the property looks very modest compared to the city as a whole, but it’s quite typical for its immediate street and neighbourhood. The key insight is that this isn’t a fixer-upper in a hot market—it’s a standard home in an area where the market itself is modest, which can mean slower appreciation but also lower upfront cost.