380 Burrows Avenue – Property Summary
Key Characteristics & Buyer Profile
This is a 1,232 sqft home built in 1912, located on Burrows Avenue in Winnipeg’s William Whyte neighbourhood. The house sits on a 2,728 sqft lot.
What stands out: The living area is above average for the street and solidly average for the neighbourhood, but the assessed value is notably low. At $89k, it ranks in the bottom 2% on the street and bottom 13% in the area. That gap between usable space and valuation is the main feature here—you’re getting a full-size house at a price point that reflects something else (likely age and condition). The citywide land area is well below average, which is typical for older infill neighbourhoods.
Appeal & trade-offs: This isn’t a turnkey property for someone looking for modern finishes or a large yard. The appeal is more practical: a house that’s already on the larger side for its street, in a neighbourhood where the building stock is older (average year built is 1927) and prices are modest. The low assessed value could mean lower property taxes, but it also signals that the home may need work or is in a less sought-after pocket.
Who it suits: Buyers who are comfortable with an older home, possibly looking for a renovation project or a budget-friendly entry into homeownership. It could also work for an investor focused on cash flow rather than appreciation, given the low acquisition cost relative to the living area. Not ideal for someone prioritizing lot size, modern systems, or quick resale.
Frequently Asked Questions
1. Why is the assessed value so low compared to the living area?
The home’s year built (1912) is a key factor. Older homes often have lower assessed values due to depreciation, even if the floor plan is spacious. The street and neighbourhood averages are also low—Burrows Avenue averages $227k and William Whyte averages $149k—so the property is in line with its immediate context, not an outlier.
2. How does the lot size compare to typical Winnipeg homes?
The land area (2,728 sqft) is smaller than the street average of 3,497 sqft and well below the citywide average of 6,570 sqft. This is common for pre-war urban neighbourhoods where lots were subdivided more tightly. If outdoor space is a priority, this property is on the compact side.
3. Is the neighbourhood considered up-and-coming or stable?
William Whyte is an older inner-city area with a mix of rental and owner-occupied housing. The data shows below-average assessed values citywide but average living areas, which suggests the housing stock is functional but not recently renovated. It’s not a high-appreciation area by the numbers, but it offers affordability and proximity to downtown amenities.
4. What kind of maintenance or updates might a 1912 home require?
Any house over a century old will likely need updated electrical, plumbing, insulation, and possibly foundation work unless already done. The low assessed value suggests major systems may be original or nearing end of life. A thorough home inspection is essential, particularly for knob-and-tube wiring, galvanized pipes, and lead paint.
5. How does this property rank against others nearby for investment potential?
It ranks in the top 24% for living area on its street but bottom 2% for assessed value. That discrepancy can be attractive for a buyer who can add value through renovations. However, the low land ranking (bottom 19% neighbourhood-wide) limits the potential for lot-splitting or redevelopment. The investment case is more about improving the existing structure than land value appreciation.