478 Aberdeen Avenue — Property Summary
Key Characteristics & Buyer Profile
This is a 976-square-foot home built in 1907, sitting on a 3,003-square-foot lot in Winnipeg’s William Whyte neighbourhood. Its assessed value is $107,000.
What stands out here is not flashy stats, but relative positioning. The living area is about average for the street and neighbourhood, but small by citywide standards. The assessed value is well below both street and neighbourhood medians—$107,000 vs. $167,700 on Aberdeen Avenue and $149,100 in William Whyte. That gap suggests either deferred maintenance, a less updated interior, or a desirable price point for someone looking to enter the market with a lower-cost property.
The year built (1907) places it among older homes even for this older neighbourhood. That means character features are likely, but also potential for aging systems, foundation quirks, or layout limitations typical of pre-war construction. Land area is close to the neighbourhood average—nothing oversized, but not cramped.
Who it suits: Buyers who are comfortable with an older home and want a lower entry price in a well-established neighbourhood. It may appeal to first-time buyers, investors looking for a rental property with modest carrying costs, or renovators who see value in cosmetic updates. It’s less suited for someone looking for move-in-ready space or a large lot for additions or garages.
Five Frequently Asked Questions
1. How does this home compare to others in the area in terms of value?
The assessed value is significantly below the street and neighbourhood averages—about 36% below the street median and 28% below the neighbourhood median. That could reflect condition, finishes, layout, or a combination. It ranks in the bottom 18% on the street and bottom 28% in the neighbourhood for value.
2. Is a 1907 home a red flag for maintenance?
Not automatically, but it’s worth paying attention to. Older homes in this area often have plaster walls, knob-and-tube wiring (sometimes replaced), aging plumbing, and foundation walls that may need attention. A thorough inspection should look at the electrical panel, water lines, roof age, and basement moisture. That said, many 1907 homes in William Whyte have been updated over time.
3. How usable is a 3,003 sqft lot?
It’s slightly below the street and neighbourhood averages but not unusually small. You’d have enough room for a modest backyard, a small garden, or a shed. It’s not suited for large additions or a double garage without rezoning or variance approvals.
4. Why is the assessed value so low compared to citywide averages?
The citywide average assessed value of $390,100 pulls in much more expensive neighbourhoods like River Heights, Linden Woods, and newer suburbs. This property’s value reflects its older age, smaller size, and the William Whyte market, which tends to have lower price points overall.
5. What would be a realistic use for this property?
It could work as a primary residence for someone who doesn’t need a lot of space, a rental property with relatively low holding costs, or a fix-and-flip if the interior is dated but structurally sound. The low assessed value means property taxes are modest, which helps cash flow for investors.