1262 Logan Avenue – Property Summary
Key Characteristics & Buyer Profile
This is a compact, older home in Winnipeg’s Weston neighbourhood that offers above-average value relative to its size. The property sits on a 744 sqft living area, well below the citywide average of 1,342 sqft, placing it in the bottom 6% citywide for living space. However, its assessed value of $203,000 ranks in the top 26% on its street and top 29% in the neighbourhood, suggesting strong value retention for a small home. The house was built in 1945—about average for the street but older than most homes citywide. The land parcel is 3,686 sqft, which is typical for the area but notably below the average city lot.
The appeal here is straightforward: this is a house where you’re getting more value per square foot than the numbers might suggest. While the living area is modest, the property’s assessed value is competitive for the street and neighbourhood—meaning it may be undervalued compared to similar-sized homes nearby. The older construction and smaller footprint also suggest potential for renovation or expansion, especially given the decent lot size relative to the house.
This property would suit a buyer who values location and land over square footage—someone willing to work with a smaller home in a solid, established neighbourhood like Weston. It’s a good fit for first-time buyers looking for an affordable entry point, investors seeking a property with room for value-add improvements, or downsizers who want a manageable space without sacrificing lot size. It may not appeal to families needing multiple bedrooms or anyone expecting a move-in-ready modern home.
Five Possible FAQs
1. Why is the assessed value relatively high despite the small living area?
This home’s assessed value is higher than most comparable homes on Logan Avenue and in Weston. That likely reflects the value of the land, the home’s structural condition, or its location relative to amenities. The city assessed it at $203k, well above the $187k street average, so the value isn’t tied to square footage alone.
2. How does the lot size compare to typical Winnipeg lots?
At 3,686 sqft, the lot is right around the average for the street and slightly above the neighbourhood average. But it’s well below the citywide average of 6,570 sqft. So it’s a standard urban lot for the area—not oversized, but not cramped either.
3. Is a 1945 home likely to have outdated systems?
It depends on the owner’s upgrades. Many 1940s homes in Winnipeg have been updated over the decades, but original wiring, plumbing, or insulation may still be present. A home inspection would clarify what’s been modernized and what might need attention. The age alone isn’t a red flag—many well-maintained older homes are structurally solid.
4. Could this property be expanded or renovated?
Possibly. The lot is larger than the house footprint, so there may be room for an addition, depending on zoning and setback rules. The below-average living area relative to the lot suggests there’s potential to add square footage. A local contractor or architect could assess feasibility.
5. Why does the citywide ranking seem so low for living area and land?
Citywide comparisons include newer suburban homes and larger lots, so this property’s numbers naturally fall lower. That’s not necessarily a downside—it simply reflects that the home is located in an older, more built-up part of Winnipeg where lots and houses tend to be smaller. The same ranking difference often means closer access to downtown, transit, and established services.