444 Burrows Avenue – Property Summary

Key Characteristics & Buyer Profile

This is a 1905-built home with 899 sqft of living space on a 2,644 sqft lot, currently assessed at $167,000. Across all metrics—size, age, and land—the property ranks below average compared to its street, neighbourhood (William Whyte), and citywide (Winnipeg) peers. The one relative bright spot is its assessed value at the neighbourhood level: it ranks in the top 32%, meaning the valuation is competitive relative to nearby homes, which average $149,100. On the street itself, the assessment is roughly average.

The appeal here is not about space or modern finishes. It’s about affordability and potential. The price point is well below citywide averages, and the older construction (pre-war, turn-of-the-century) may appeal to buyers who appreciate character, solid bones, or the possibility of renovation. The smaller lot and living area mean lower upkeep and property taxes, but also limit expansion without adding to the structure.

This property would suit first-time buyers priced out of larger or newer homes, investors looking for a low-entry rental or flip opportunity in a transitional neighbourhood, or someone who values walkability and older neighbourhood fabric over square footage. It is less suited to families needing room to grow or buyers seeking a move-in-ready, low-maintenance property.

Five Possible FAQs

1. Why is the assessed value higher than the neighbourhood average, but lower than the street average?
The street includes a mix of larger and newer homes that push its average higher ($227,300). But the neighbourhood as a whole has many lower-valued properties, pulling its average down to $149,100. This home sits in between—modest for its street, but above the neighbourhood benchmark.

2. How does the age of the home affect its practicality?
Homes from 1905 often have plaster walls, knob-and-tube wiring, or outdated plumbing. Buyers should budget for updates, especially electrical and insulation. On the upside, older homes in Winnipeg’s north end tend to have sturdy frames and deep basements, which can be finished for extra living space.

3. Is the small land size a disadvantage?
The lot is about 25% smaller than the street average. That limits backyard use and potential for additions or a garage. But it also means less yard work, lower maintenance costs, and a lower purchase price. For someone who doesn’t need outdoor space, it’s a trade-off worth considering.

4. What do the “top %” rankings actually tell me?
They show how this home compares to others in the same category. For example, “Top 84%” for living area citywide means it’s smaller than 84% of comparable homes in Winnipeg—only 16% are smaller. Lower percentages (like Top 32% for neighbourhood value) mean it’s better-ranked in that category.

5. What is the neighbourhood like for resale or rental potential?
William Whyte is an older, centrally located area with a mix of single-family homes and multi-unit buildings. It has seen some reinvestment in recent years, but still lags behind city averages in home values. Resale may take longer than in higher-demand areas, but entry costs are low, and rents can be competitive due to proximity to downtown and amenities.