45 Evanson Street — Property Summary
Key Characteristics & Buyer Profile
This is a 1910-built home in Winnipeg’s Wolseley neighbourhood with 1,151 square feet of living space on a 2,409-square-foot lot. Its assessed value is $316,000.
The numbers tell a story of a property that’s modest in size compared to its immediate surroundings but sits at about average for the city overall. The living area is below the street and neighbourhood averages—about 300 square feet smaller than neighbouring homes on Evanson Street and nearly 500 square feet less than the Wolseley norm. The lot is also on the smaller side, particularly relative to citywide figures, where the average lot is more than two and a half times larger. However, the assessed value holds steady at around the midpoint for the street and within the neighbourhood, suggesting the smaller footprint doesn’t drag the price down as much as one might expect.
The real distinction here is age. Built in 1910, this home is older than most properties in Winnipeg—ranking in the bottom 6% citywide for newer construction. That puts it squarely among Wolseley’s older housing stock, where the neighbourhood average build year is 1916. For buyers who appreciate original character, solid pre-war construction, and a street with established trees and mature landscaping, this property offers something many newer subdivisions lack. The trade-off, of course, is that older homes often come with maintenance considerations, less efficient layouts by modern standards, and smaller rooms.
This property would suit buyers who prioritize location and character over square footage. It’s a good fit for someone looking for a manageable urban footprint—perhaps a first-time buyer, a downsizer, or someone who values being in Wolseley’s walkable, central area over having a large home or yard. It may be less appealing to anyone needing generous interior space or a big lot for family expansion or gardening, given both metrics sit below the neighbourhood median.
Frequently Asked Questions
1. How does the property’s size compare to other homes in Wolseley?
The living area (1,151 sqft) is below the neighbourhood average of 1,622 sqft, ranking in the bottom 19% for Wolseley. The lot (2,409 sqft) is also smaller than the neighbourhood average of 3,434 sqft. It’s a compact property even by local standards.
2. Why is the assessed value relatively average despite the smaller size?
The lot and living area are below neighbourhood norms, but the home’s age and character likely contribute to its value. Older homes in established areas like Wolseley often hold value through location, architectural features, and land scarcity, rather than sheer square footage. The assessed value suggests the market doesn’t penalize the smaller footprint as heavily here as it might elsewhere.
3. What should I know about buying a home built in 1910?
Older homes may have original plaster, lath walls, knob-and-tube wiring (or updated electrical), cast iron plumbing, and less insulation than modern builds. Foundation condition, roof age, and window efficiency are key points to inspect. That said, pre-1920s homes in this area often have solid wood framing and good bones if maintained.
4. Is the smaller lot a disadvantage for future resale?
Not necessarily. Smaller lots appeal to buyers who want less yard maintenance, lower property taxes, and a more urban feel. In a neighbourhood like Wolseley, where lot sizes vary, a compact lot can be a feature for the right buyer. However, it may limit additions or large-scale renovations requiring more land.
5. How does this property compare to citywide averages?
Citywide, this home’s living area is slightly above average (1,151 sqft vs. 1,342 sqft) and its assessed value is below average ($316k vs. $390k). The lot is significantly smaller than the city average of 6,570 sqft, reflecting Wolseley’s denser, older urban layout. The home is also much older than the citywide average build year of 1966.