860 William Avenue – Property Summary
Key Characteristics & Buyer Profile
This is a compact 740 sqft home on an unusually large 5,332 sqft lot in Winnipeg’s West Alexander neighbourhood. The property was built in 1946.
What stands out: The living area is well below average at every level—street, neighbourhood, and citywide. But the land is the real asset here. The lot ranks in the top 10% within the neighbourhood and top 7% on the street, where the average lot is about 3,800 sqft. That means roughly 1,500 extra square feet of outdoor space compared to nearby homes.
Assessed value ($212,000) sits slightly above the neighbourhood average ($187,300) and roughly on par with the street average ($204,200). This suggests the land is already adding some value, but the small house keeps the total relatively modest. Citywide, it’s well below the median—which makes sense given Winnipeg’s broader housing stock.
Who this suits: Buyers who prioritize outdoor space over interior square footage. This could work for someone who wants a large yard for gardening, kids, pets, or future expansion. It may also appeal to investors or renovators looking at a potential teardown or addition—though the 1946 build means careful inspection is warranted. It’s less suited to buyers seeking a move-in-ready home with generous living space or a modern layout.
Frequently Asked Questions
1. How does the lot size compare to other properties in the area?
The lot is significantly larger than most. It ranks in the top 10% neighbourhood-wide and top 7% on William Avenue. The average lot in the area is roughly 3,800 sqft; this one is 5,332 sqft.
2. Is the assessed value higher or lower than similar homes on the street?
It’s slightly above the street average ($212,000 vs. $204,200). But it’s about 13% higher than the neighbourhood average of $187,300, which likely reflects the lot premium rather than the house itself.
3. What condition is the house likely in given it was built in 1946?
No inspection or condition report is provided here. However, homes from this era often have original systems (plumbing, electrical, foundation) that may need updating. The year built is above average for the street and well above the neighbourhood average—meaning many nearby homes are older, but that doesn’t guarantee this one has been maintained.
4. Why is the living area rank so low while the land rank is so high?
The house itself is compact at 740 sqft, which is roughly 300 sqft smaller than the typical home on the street and roughly 500 sqft smaller than the neighbourhood average. The lot, however, is a standout. The two metrics are independent, and this property is effectively a small house on an oversized parcel.
5. Could this property be expanded or redeveloped?
The large lot and below-average living space suggest potential for an addition or even a rebuild, depending on zoning and permitting in West Alexander. No zoning information is provided here, so anyone considering that route should check with the city. The land’s top-tier ranking on the street also hints that neighbouring properties may have less room to grow.