1582 Alexander Avenue – Property Summary
Key Characteristics & Buyer Profile
This is a 1911-built home with 1,236 sqft of living space on a 2,158 sqft lot, located in Winnipeg’s Weston neighbourhood. The property sits on Alexander Avenue, a street where homes tend to be older and smaller than citywide averages.
Where the appeal lies: The living area is meaningfully larger than most nearby homes—ranking in the top 11% within the neighbourhood and top 18% on the street. That extra square footage gives it a practical edge for someone who wants more interior room without moving to a pricier area. The assessed value ($174k) is close to the street and neighbourhood averages, but well below citywide norms. In a market where many comparable homes are valued higher, this property could offer relative affordability within its immediate context.
What’s less obvious: The lot is small by local standards (bottom 17% on the street, bottom 5% in the neighbourhood). That may limit expansion or yard use, but it also means less exterior upkeep—a trade-off worth noting. The year built (1911) places it among the older homes citywide, but on Alexander Avenue itself, it’s roughly average; many neighbouring houses are similarly aged, so the character of the street is consistently historic rather than mixed.
Suitable buyers: This property would likely suit someone who wants a compact, older home with good interior space but doesn’t need a large yard. It could work for first-time buyers looking for a lower entry point in a central neighbourhood, or for someone who values walkable older streets over suburban lot size. Buyers should be comfortable with the maintenance realities of a century-old home and the tighter outdoor space.
Five Frequently Asked Questions
1. How does the assessed value compare to the actual market price?
The assessed value here is $174k, which is near the median for similar homes on Alexander Avenue and in Weston. However, assessed values aren’t the same as market prices—they’re a snapshot used for property tax calculations. Actual sale prices depend on condition, renovations, and demand at the time of listing. It’s worth checking recent sales on the street for a better sense of current market expectations.
2. Is the small lot a concern for resale?
It depends on the buyer pool. Smaller lots are common on older streets in central Winnipeg, so the market here already accounts for that. For someone who prioritizes living space over yard size, it’s not a drawback. But if future buyers tend to want gardens, garages, or room for additions, the lot could limit interest. The current rankings show it’s a clear outlier on lot size, so that fact will stay visible in comparisons.
3. What does “ranked top 18% on the street” actually mean in context?
It means this home has more living area than 82% of comparable houses on Alexander Avenue. The street average for living area is 1,015 sqft, so this property is about 220 sqft larger—roughly the size of an extra bedroom or a generous home office. That difference is significant enough to feel noticeable when viewing the home compared to others nearby.
4. How old is the house, and what should I expect from a 1911 build?
The house is over 110 years old, which puts it in the older end of Winnipeg’s housing stock. Expect characteristics like plaster walls, possibly updated electrical and plumbing (verify with inspection), and a layout that may not match modern open-concept preferences. The advantage is that older homes in Weston often have solid construction and mature street appeal. The disadvantage is that systems and insulation may need more frequent attention than a mid-century or newer home.
5. How does this property compare to the average citywide home?
Citywide, the average comparable home has 1,342 sqft of living space on a 6,570 sqft lot, with an assessed value of $390k and a year built of 1966. This property is smaller in land, older in age, and significantly lower in assessed value—but its living area is only slightly below the city average. In short, you’re getting a similar amount of interior space for a much lower valuation, but on a much smaller piece of land in an older part of the city.