Property Summary: 128 Woodhaven Boulevard
Key Characteristics & Appeal
This is a 988 sqft home built in 1920 on a large 8,001 sqft lot in Winnipeg’s Woodhaven neighbourhood. What stands out immediately is the land. City-wide, this lot ranks in the top 11% for size, well above the average of 6,570 sqft. The house itself is small by modern standards—roughly 500 sqft below the street and neighbourhood averages—but the assessed value of $208,000 reflects that. It’s priced significantly lower than nearby properties; the neighbourhood average assessed value is $422,000, meaning this home is in the bottom 1% locally.
The appeal here isn’t the house as it stands. It’s the land-to-value ratio. A buyer looking for a renovation project, a teardown, or a property to hold for land appreciation would see this as an entry point into a neighbourhood where most homes are valued much higher. The building is over a century old, which suggests either original character worth preserving or a structure that may need substantial work—likely both. This isn’t a move-in-ready starter home. It suits buyers who are comfortable with older construction, willing to invest sweat equity, or primarily interested in land value rather than immediate livability.
Frequently Asked Questions
1. Why is the assessed value so low compared to other homes in Woodhaven?
The low assessed value is driven mainly by the small living area—less than 1,000 sqft—and the age of the building. The land itself is valuable, but the structure contributes less to the overall assessment than newer or larger homes in the area.
2. Is the lot really that big, or is the measurement unusual?
At 8,001 sqft, it is genuinely large, especially for an urban property. City-wide, the average lot for comparable homes is 6,570 sqft. It’s slightly smaller than the Woodhaven Boulevard average of 9,759 sqft, but still well above what’s typical in Winnipeg.
3. Could this property be subdivided or redeveloped?
That depends on current zoning and city regulations, which aren’t included in the data provided. A buyer interested in development would need to check local bylaws. What can be said is that a lot of this size in a neighbourhood with higher-valued properties often attracts interest from builders or investors.
4. How does the 1920 build year affect insurance and maintenance?
Homes from this era often have knob-and-tube wiring, lead or galvanized plumbing, and possible asbestos in insulation or floor tiles. Insurance companies may charge higher premiums or require an inspection. Renovations may need to bring systems up to modern code. It’s worth budgeting for a thorough home inspection focused on electrical, foundation, and roof condition.
5. Is this a good investment for a first-time buyer?
That depends on your budget and tolerance for renovation work. The low purchase price relative to the area is a potential upside, but the small living space and age of the home mean you’re likely buying a project, not a polished home. If you have the skills or funds to upgrade, the location and lot size offer solid long-term potential. If you need a move-in-ready home with typical square footage, this likely isn’t it.