34 Humber Road – Property Summary
Key Characteristics & Buyer Profile
This is a 1961-built home in Windsor Park (Winnipeg) with 816 sqft of living space on a 4,999 sqft lot. Its most notable feature is the assessed value: at $375,000, it ranks in the top 26% on its street and top 25% in the neighbourhood—well above the local average of $354,200. This suggests the property holds value relative to its size, possibly due to updates, location within the area, or lot characteristics not captured by square footage alone.
The trade-off is that the living area is below average at every level (street, neighbourhood, and city), and the lot is smaller than most on the street (ranked 30th out of 34). The home is slightly older than the citywide average (1961 vs. 1966), but consistent with its immediate street and neighbourhood.
Where the appeal lies: The value-per-square-foot is high. A buyer here gets a home that appraises well above the local norm despite being modest in size. This may indicate a well-maintained or updated interior, a desirable block within Windsor Park, or a property that has already been improved in ways that don't show up in basic metrics. For someone who prioritizes location and condition over raw space, this could be a smart fit.
Who it suits: Buyers who want a smaller, lower-maintenance home in a solid mid-century neighbourhood but don't want to overpay for square footage they won't use. Also suited for investors or flippers looking for a property where the assessed value already outpaces the street average—suggesting the market has already recognized something beyond the floor plan. Less suited for families needing generous living areas or a large yard.
Frequently Asked Questions
1. Is the low living area ranking a dealbreaker?
Not necessarily. The 816 sqft is below average, but the high assessed value suggests the home compensates elsewhere—perhaps through a finished basement, recent renovations, or a prime lot position. It depends on whether you need more space or can work with a compact, efficient layout.
2. Why is the assessed value so much higher than the neighbourhood average when the home is smaller?
Assessed value reflects market conditions, not just square footage. It factors in recent sales of comparable homes, property condition, and location-specific demand. Windsor Park may have pockets where smaller homes command a premium due to proximity to amenities, school catchments, or street appeal.
3. Is a 1961 build a concern for maintenance?
Not inherently, but it's worth noting the home is of typical vintage for the area. The fact that it ranks above average in its street for build year suggests it may have been well cared for or updated. A home inspection would clarify the state of major systems (roof, furnace, windows, foundation).
4. How does the lot size affect usability?
At 4,999 sqft, the lot is smaller than the street and neighbourhood averages. This limits outdoor space for gardening, expansion, or recreation. However, it also means less yard maintenance—a trade-off that appeals to many buyers who want a manageable property.
5. What does "top 26% on the street" for assessed value actually mean in practical terms?
It means that out of 34 comparable homes on Humber Road, this property ranks 9th highest in assessed value. In a resale scenario, it suggests the home should hold its value relative to neighbours, and may sell faster or at a stronger price if marketed well. It also implies higher property taxes than the street average.