Property Summary: 2104 Gallagher Avenue
Key Characteristics & Appeal
This is a compact, older home in Winnipeg’s Weston neighbourhood. The living area is 908 square feet, which is typical for both its street and immediate area but noticeably smaller than the citywide average for comparable properties. The house was built in 1906, making it one of the older homes on the block and in the neighbourhood. The lot measures 2,507 square feet—again, in line with street and area norms but significantly undersized compared to citywide averages. The assessed value sits at $108,000, well below both local and citywide medians.
The property’s primary appeal lies in its affordability and its positioning within a mature, established part of the city. The low assessment suggests an entry-level price point, and the below-average lot and living area relative to Winnipeg as a whole mean it may have less competition from newer, larger homes in the same price bracket. This would suit a first-time buyer or an investor focused on lower-cost entry into the market, particularly someone who values location over square footage. It may also appeal to someone open to a renovation project, given the age of the building and its current value relative to the neighbourhood median.
Five Frequently Asked Questions
1. How does the size compare to other homes nearby?
The living area (908 sqft) is roughly average for Gallagher Avenue and the Weston area. The lot (2,507 sqft) is slightly below the street and neighbourhood averages but not dramatically so. The main difference is when you compare citywide: both living area and lot size are well below the average for comparable homes in Winnipeg.
2. Is the assessed value a reliable indicator of market price?
The assessed value ($108,000) is far below the street, neighbourhood, and city averages. While assessments are not the same as market value, this gap suggests the property is priced at the lower end of the spectrum in its area. It’s worth noting that older homes with smaller footprints often appraise lower, but a buyer should still get a comparative market analysis to understand current sale prices.
3. What are the main drawbacks of a home built in 1906?
Homes of this age often have older systems (electrical, plumbing, heating) and may require updates to insulation, windows, or foundation work. It’s also common to find lead paint or asbestos in older materials. A thorough inspection is strongly advised, especially since the building is considerably older than the average on this street (1942) and in the neighbourhood (1937).
4. How does this property fit into the Weston neighbourhood?
Weston is a well-established, largely residential area with a mix of older homes. This property is on the lower end in terms of size and value within that context. That can be an advantage—it may be one of the more affordable options in the area, and the neighbourhood itself offers mature trees, proximity to services, and a quieter feel compared to busier parts of the city.
5. Would this be a good candidate for a renovation or addition?
The smaller living area and lot suggest there’s limited room for expansion, especially compared to larger citywide properties. However, if the lot allows and zoning permits, an addition or basement development could increase living space. Renovation potential also depends heavily on the condition of the existing structure. Buyers should verify municipal regulations and get contractor estimates before planning major work.