Property Overview
This one-storey home at 288 Forrest Avenue is a compact, century-old property on a modest lot in Winnipeg's Jefferson neighbourhood. Its key defining characteristic is its exceptionally small size, at just 409 square feet of living space, which places it in the bottom tier compared to virtually all other homes on its street, in the area, and citywide. The detached garage and full, unrenovated basement offer potential beyond the main floor's footprint. The home's assessed value is significantly below average, reflecting its scale and condition.
Its primary appeal lies in its position as one of the most accessible entry points into homeownership in the city, with very low property taxes. It suits a specific buyer: someone seeking an ultra-affordable project home, an investor looking for a low-cost rental property, or a minimalist buyer who values location over living space. A less obvious perspective is its potential as a "blank slate" for a creative redesign or efficient small-space living, where the basement could be developed to effectively double the usable area. However, it requires a buyer with realistic expectations about the scope of work needed and a vision to see beyond its current limitations.
Frequently Asked Questions
1. Is this a legal house or a different type of dwelling?
This is listed as a legal, detached single-family house. Its extremely small main-floor living area (409 sq ft) is unusual for a standalone home but does not change its classification.
2. What does "below average — Top 100%" mean for the rankings?
This indicates the property ranks last in its comparison group. For example, being 105 out of 105 for living area on its street means every comparable home on Forrest Avenue is larger. It is a statistical representation of how unique this property is in terms of its scale and value.
3. What are the main considerations for such a small home?
Prospective buyers should prioritize a thorough inspection, particularly of the 103-year-old structure and the unrenovated basement. Budgeting for updates to insulation, wiring, and plumbing to modern standards is essential. Space planning will be critical, making the basement's development potential a key factor in overall livability.
4. Why is the assessed value so much lower than nearby sold prices?
The assessed value of $13,400 reflects the city's valuation for tax purposes, based on its extremely small size and condition. The historical sold price range ($10.5k-$13.5k in 2016) aligns with this. It is not directly comparable to the average home values listed, which are for typical, much larger properties.
5. Who would this property not be suitable for?
It is not suitable for families needing multiple bedrooms, anyone unable to undertake renovation projects, or buyers who prioritize immediate move-in condition. Its niche appeal is specifically for those seeking the lowest possible price point and who are prepared for a significant project.