1464 Alexander Avenue – Property Summary
Key Characteristics & Buyer Profile
This is a 1,368 sqft home built in 1914, located on Alexander Avenue in the Weston neighbourhood of Winnipeg. What stands out most is the living space: at 1,368 sqft, it ranks in the top 10% on the street and top 6% in the neighbourhood, well above the local averages of 1,015 sqft and 936 sqft respectively. Citywide, it sits near the middle for living area, but the assessed value tells a different story—$149,000 places it in the bottom 3% citywide and below average for the neighbourhood. The year built (1914) is older than both the street and area medians (1937), and the land area (2,137 sqft) is small relative to the street, neighbourhood, and city averages.
The appeal here is straightforward: you get a larger-than-average interior on a modest lot, in a neighbourhood where values are relatively low. The home itself offers generous square footage compared to nearby properties, which matters if you're looking for room to spread out without paying a premium for extra land. The assessed value suggests the property is priced below many comparables in the city, which could appeal to buyers focused on square footage per dollar rather than lot size or a newer build.
This property would suit a buyer who prioritizes indoor living space over outdoor space, and who is comfortable with an older home that may require updates or maintenance. It’s less suitable for someone who wants a large yard, a newer structure, or a property with strong resale value relative to citywide benchmarks. Buyers looking for an entry point into a stable, older neighbourhood—or who value historical character over modern finishes—may find this home a practical fit.
Frequently Asked Questions
1. How does the assessed value compare to the actual market price?
The assessed value is $149,000, which is well below the citywide average of $390,100 and the neighbourhood average of $184,700. However, assessed values are not always a direct reflection of market price—they are used for property tax calculations. In a market where demand is strong, the sale price could be higher. It’s worth checking recent sales on Alexander Avenue for a more current benchmark.
2. The land area is small compared to other homes in Weston—does that affect resale?
Yes, it could. A 2,137 sqft lot is below average for the street (2,977 sqft) and well below the neighbourhood average (3,269 sqft). If you’re buying with resale in mind, smaller lots can limit appeal for families or buyers who want outdoor space, garages, or room to expand. That said, in a dense older neighbourhood like Weston, smaller lots are not unusual, and the larger living area may offset this for some buyers.
3. What does “year built 1914” mean for maintenance and insurance?
Homes from 1914 often have older wiring, plumbing, and foundations. You may face higher insurance premiums or difficulty getting coverage if the electrical system hasn’t been updated. It’s wise to get a thorough inspection, especially for knob-and-tube wiring, lead pipes, or foundation cracks. Older homes can also have charm and solid materials, but expect ongoing upkeep.
4. How does this property rank citywide for living area versus assessed value?
Citywide, the living area ranks in the top 37% (above average for comparable homes), while the assessed value ranks in the bottom 3%. This mismatch suggests you’re getting more indoor space for a relatively low valuation. That could mean the property is undervalued in the city’s tax system, or that other factors (lot size, condition, location) are pushing the value down. A buyer should dig into condition and recent sales.
5. Is this home in a buyer’s market or a seller’s market for the Weston area?
The data doesn’t directly show market conditions, but the assessed value being below neighbourhood and city averages, combined with an older build and small lot, may indicate less competition from typical buyers. Weston itself is an older, established area, and homes that need work or have small lots can take longer to sell. Buyers may have some negotiation room, but it depends on current inventory and local demand. Check recent sale days on market in the area.