2456 Mcgillivray Boulevard – Property Summary
Key Characteristics & Buyer Profile
This is a 1,096-square-foot home built in 1919 on a 4,025-square-foot lot, located in the Whyte Ridge area of Winnipeg. Its assessed value is $207,000.
The property’s main appeal is its affordability, particularly relative to the surrounding neighbourhood. The assessed value is significantly below both the street average ($286,800) and the Whyte Ridge average ($529,600), making it one of the most budget-friendly options in an area where homes are typically much newer and larger. The living area is roughly average for the street and citywide, but the lot is notably small—about half the size of other properties on Mcgillivray Boulevard and well under the neighbourhood norm of 6,175 square feet. The 1919 build year also stands out; most homes in Whyte Ridge were built in the 1990s or later.
This property would suit a buyer who prioritizes entry-level pricing and is less concerned with having a modern home, a large yard, or high resale value relative to neighbours. It may also appeal to someone interested in an older home with character, or an investor looking for a lower-cost property in an established area. Buyers should be aware that the low assessed value and small lot may limit future appreciation compared to other homes in Whyte Ridge.
Five Possible FAQs
1. Why is the assessed value so low compared to other homes on the street?
The home is one of the oldest and smallest on Mcgillivray Boulevard, and sits on a lot that is roughly half the average size for the street. These factors—age, living area, and land area—are the main drivers of its lower assessed value.
2. Is the neighbourhood analysis data reliable for making an offer?
The data compares this property to other single-family homes in each scope (street, neighbourhood, city) and is provided as a relative benchmark. It uses median-based rankings, not precise appraisals. For an offer, you’d still want a recent home inspection and a comparative market analysis from a local realtor.
3. Does the “Below Average” rating for land area mean the lot is unusually small?
Yes, by Whyte Ridge standards. The lot is 4,025 square feet, while the neighbourhood average is 6,175 square feet. On the street itself, lots average nearly 9,000 square feet. It’s not tiny for older Winnipeg homes in general, but it’s definitely compact for this area.
4. The home was built in 1919. Are there likely to be issues with knob-and-tube wiring or asbestos?
That’s a reasonable concern for a home of this age, though not guaranteed. These materials were commonly used in early 20th-century construction. A pre-purchase inspection should specifically check for knob-and-tube wiring, asbestos in insulation or flooring, and lead paint.
5. What does “Top 98%” in the neighbourhood ranking mean for living area?
It means the home’s living area is in the bottom 2% of homes in Whyte Ridge—only about 36 homes out of 2,382 are smaller. This is a clear indicator that the property is significantly smaller than most homes in the area, which may affect both livability and resale.