686 Logan Avenue – Property Overview
Key Characteristics, Appeal, and Target Buyer
This is a 1,697-square-foot home built in 1900, sitting on a 2,460-square-foot lot. Its standout feature is interior space: it's among the largest homes on Logan Avenue (top 2%) and well above average for both the West Alexander neighbourhood and Winnipeg as a whole. The assessed value, however, tells a different story. At $180,000, the tax assessment is close to the street and neighbourhood averages, but significantly below the citywide median of $390,000. This suggests the property offers generous square footage without a correspondingly high tax burden—a rare combination in the current market.
The lot size is below average for the area, and the home’s age (1900) places it among the older properties on the street and in the city. These are not necessarily drawbacks, but they point to a house that likely needs ongoing maintenance or updating. The appeal here is pragmatic: you get substantial living space in an established central neighbourhood, with tax costs that reflect the home’s age and lot size rather than its interior footprint. It would suit buyers who prioritize room to live over a large yard or a turnkey finish, and who are comfortable with an older home’s character—and its quirks.
Five Possible FAQs
1. Why is the assessed value so much lower than the city average, despite the large interior?
Assessed value considers the whole property—land, age, condition, and location—not just square footage. This home’s smaller lot and older construction likely lower its assessment relative to newer or larger-lot homes elsewhere in Winnipeg. For a buyer, that can mean lower property taxes compared to similarly sized homes in other parts of the city.
2. Is a 1900-built home generally more expensive to maintain?
It can be. Older homes may have aging electrical, plumbing, or foundation systems, and insulation standards from that era are not what they are today. That said, many century homes in Winnipeg have been updated over time. A thorough inspection is the only way to know the current condition. The age ranking here (bottom 1% citywide) is a signal to budget for repairs, not a verdict on the home itself.
3. How does the lot size affect usability?
At 2,460 square feet, the lot is noticeably smaller than the street and neighbourhood averages. It’s suitable for a modest garden or outdoor seating, but not for a large yard, garage expansion, or significant landscaping projects. Buyers who want outdoor space should measure their needs against the actual footprint.
4. What type of neighbourhood is West Alexander?
West Alexander is a central Winnipeg neighbourhood with a mix of older homes, apartments, and commercial properties. It's close to downtown, the Exchange District, and major routes. The housing stock is diverse in age and condition, and the area has been seeing gradual reinvestment. It’s not a high-end enclave, but it offers convenience and, in this case, good value per square foot.
5. How reliable are these rankings and comparisons?
The data compares this property to other single-family homes on the same street, in the same neighbourhood, and across the city. Rankings are based on tax assessment records, so they reflect official data rather than subjective estimates. They’re useful for context—knowing this home is in the top 2% for size on its street is a real data point—but they don't account for interior condition, renovations, or market demand. Use them as a starting point, not the final word.