124 Evanson Street – Property Summary
1. Key Characteristics & Buyer Fit
This 1910 home in Wolseley offers 1,470 square feet of living space on a 2,498-square-foot lot, with an assessed value of $275,000. The property doesn’t stand out dramatically in any single category, but its profile tells a more nuanced story.
Where the appeal lies: The lot size is the strongest feature by the numbers. On Evanson Street, it ranks in the top 24%—meaning you get a slightly larger-than-average parcel for the street. That’s notable in an older neighbourhood like Wolseley, where tight lots are common. The living area is essentially average for the street and neighbourhood, but slightly above the citywide median for comparable homes. The assessed value, however, is below average at every level—street, neighbourhood, and citywide. This isn’t necessarily a red flag. It could reflect a home that hasn’t been updated recently, or one that’s priced conservatively relative to its condition or finishes. For a buyer willing to invest in upgrades, this may mean lower entry cost in a sought-after area.
What’s less obvious: The year built (1910) sits near the median on its street and in Wolseley, but ranks in the bottom 6% citywide. That places it firmly in the older housing stock category, which comes with both character (thick trim, solid framing, established neighbourhoods) and practical considerations (aging systems, potential for knob-and-tube wiring, lead pipes, or limited insulation). The land value per square foot here may be higher than the raw lot size suggests, because Wolseley is a compact, walkable neighbourhood near the Assiniboine River and parks—location, not just square footage, often drives price.
Who it suits: Buyers who value an older, central neighbourhood with pedestrian appeal over a new build. It’s a reasonable fit for someone comfortable with a fixer-upper or cosmetic renovation, especially if they’re looking for a relatively affordable entry into Wolseley. Not ideal for someone seeking move-in-ready luxury, maximum square footage, or a large yard. The below-average assessed value could also interest investors or flippers, provided they confirm the renovation ceiling isn’t capped by the home’s structural or zoning constraints.
2. Five Possible FAQs
1. How does the assessed value compare to similar homes, and does that reflect the home’s condition?
The assessed value ($275,000) is below the street average ($328,200), the neighbourhood average ($371,300), and the citywide average for comparable homes ($390,100). This gap may indicate the home needs updating, or that recent sales in the area have outpaced its condition. It does not necessarily mean the home is overpriced; it could also mean it’s priced to sell. A home inspection and a review of recent comparable sales in Wolseley would clarify.
2. What’s the practical reality of a 1910 home in Winnipeg?
Older homes in this city often have strong bones—dense wood framing, plaster walls, and good street presence—but they can also come with outdated electrical (knob-and-tube), galvanized plumbing, asbestos in some materials, and limited insulation. Heating and cooling efficiency may be lower than modern builds. Winnipeg’s freeze-thaw cycle also puts foundations and roofs to the test. A pre-purchase inspection by someone familiar with pre-1920s housing is strongly recommended.
3. Is the lot size of 2,498 square feet considered small or large?
It depends on your benchmark. On Evanson Street, it’s above average (top 24%). In Wolseley overall, it’s below average (bottom 18%). Citywide, it ranks very low (bottom 4%) because many newer suburban lots are much larger. In practice, this is a typical inner-city lot—you’ll have a modest front lawn and a small backyard, likely enough for a garden or a small deck, but not for a large playset or a garage with a workshop.
4. How does the living area of 1,470 square feet compare to other homes in Wolseley?
It’s around the middle of the pack. The neighbourhood average is 1,622 square feet, so this home is about 10% below that. On the street itself, it’s almost exactly average. This is a comfortable size for a small family or a couple, but if you need four bedrooms or an open-concept main floor, you may find the layout tighter than newer homes of the same square footage.
5. What does “ranked” mean in the data, and how should I interpret the percentages?
The rankings compare this home to other “comparable homes” (similar type, likely single-family dwellings) within a given area. Top 51% on the street means it’s right in the middle—about half the homes are larger, half are smaller. Top 81% for assessed value on the street means 81% of homes are valued higher (so it’s in the lower end). These are percentile rankings: lower numbers are better for living area and lot size, lower numbers are worse for assessed value and year built (since newer and higher value are generally considered better). Use them as a relative gauge, not an absolute verdict.