138 Woodhaven Boulevard

138 Woodhaven Boulevard – Property Summary

Key Characteristics & Buyer Profile

This property is a 1920-built home with 1,072 square feet of living space on an 8,001-square-foot lot. Its assessed value is $319,000.

The standout feature here is the land. City-wide, the lot ranks in the top 11% for size—significantly larger than the typical Winnipeg property. Locally, however, the land is more in line with the neighborhood average, and the house itself is below average in square footage for both the street and the area. That gap between a generous city-sized lot and a modest interior is the central trade-off.

The living area is compact by local standards. On Woodhaven Boulevard, it ranks 50th out of 69 homes, and in the broader Woodhaven neighborhood, 289th out of 345. The assessed value reflects that—below the neighborhood average of $422,000, though closer to par city-wide.

The year built (1920) places it among the older homes in the city (top 87% oldest), which is common for the street, though the neighborhood and city averages skew newer.

Appeal: This property suits a buyer who values outdoor space and is less concerned with a large interior. The lot offers room for potential expansion, gardening, or privacy that newer subdivisions often lack. It may also appeal to someone willing to take on a renovation or update, given the older structure and below-average living area for the area.

Buyer type: Practical buyers—those looking for a fixer-upper, a family wanting yard space without a big mortgage, or an investor interested in the land-to-value ratio. Not ideal for someone seeking move-in-ready square footage or a turnkey modern home.

Frequently Asked Questions

1. How does the living area compare to similar homes nearby?
Below average for both the street (1,494 sqft avg) and the neighborhood (1,505 sqft avg). City-wide, it's around average (1,342 sqft). The interior is on the smaller side for Woodhaven.

2. What can the land size tell me about future potential?
The lot is 8,001 sqft, ranking in the top 11% city-wide. That's considerably above the local average for comparable homes, so there's more outdoor space than many nearby properties offer. It could be suitable for additions, a workshop, or a large yard—though always check zoning and bylaws before planning changes.

3. Is the assessed value in line with the neighborhood?
No—it's below average. The neighborhood median is $422,000, while this property sits at $319,000. That gap reflects the smaller living area and older construction relative to others in the area. City-wide, it's closer to the average ($390,100).

4. How old is the home, and is that a concern for maintenance?
Built in 1920, it's among the older homes in the city (top 87% oldest). Older construction often means solid materials but potential issues with insulation, electrical, or plumbing. A thorough inspection is recommended, especially for a property of this vintage.

5. Who typically buys a property like this in Woodhaven?
Buyers who prioritize land over living space, or who see room for improvement. It could work for a family wanting a big yard in an established neighborhood, or for someone looking to renovate and add value over time. Not a typical starter home for someone wanting move-in-ready finishes.