Property Summary: 452 Logan Avenue, Winnipeg
Section 1: Key Characteristics & Appeal
This property is defined by its contrasts. Built in 1882, it is a historic one-and-three-quarter storey home in the Centennial neighbourhood with a very modest lot size (2,510 sqft) and an unusually low municipal assessed value. Its primary appeal lies in its above-average living space (1,362 sqft) for its immediate area, offering more interior room than many neighbouring homes. The extremely low property taxes, reflected by the assessed value, are a significant financial consideration.
This home would suit a specific type of buyer: those with a tight budget for property taxes, or investors or renovators looking for a canvas. It is not a typical family home in its current state. The appeal is largely utilitarian—centered on value per square foot of interior space and minimal ongoing tax liability—rather than curb appeal or lot size. A buyer would need to be comfortable with a home that is among the oldest and most modestly valued in the entire city, seeing potential where others might see only limitations.
Section 2: Frequently Asked Questions
1. Why is the assessed value so low compared to the sale price?
Municipal assessed value for tax purposes is not the same as market value. A low assessment often results in very low property taxes, which is a key ongoing cost savings for an owner, even if the purchase price is higher.
2. What does "one & 3/4 storey" mean for layout?
This style typically features a main floor and a second floor where the ceilings slope with the roofline, often creating cozy bedrooms or attic-like spaces. The full 1,362 sqft of living area suggests the home makes efficient use of this space.
3. The lot size is small, but is it a problem?
The lot is below average for the street, neighbourhood, and city. This means minimal outdoor maintenance but also very limited private yard space. Parking would be street-only, as there is no garage.
4. The home is very old. What should I be most concerned about?
A home built in 1882 will likely require significant attention to foundational integrity, plumbing, electrical systems, and insulation. Any offer should be conditional on a thorough inspection by a professional familiar with heritage properties.
5. Who are the typical neighbours, given the low valuations on the street?
The provided data shows most comparable homes on Logan Avenue have similarly low assessed values. This can indicate a area in transition, with a mix of long-term residents and investors. It’s advisable to visit the street at different times to get a feel for the community.