1395 Pacific Avenue W

1395 Pacific Avenue W – Property Summary

Key Characteristics & Buyer Profile

This is a 685 sqft home built in 1913, sitting on a 2,473 sqft lot in the Weston area of Winnipeg. Its assessed value is $186,000.

The property’s main appeal lies in its affordability and its relative value within the immediate street and neighbourhood. While the living area and lot size are both below average compared to the street, neighbourhood, and city overall, the assessed value tracks closely with the local averages—around the midpoint on the street and slightly above average in the wider Weston area. This suggests a home that is modest in size but not overpriced for its immediate context.

What stands out is the age: at 112 years old, it’s older than the typical home on its street and in the neighbourhood, but it has survived in a city where many comparably old structures have been lost (top 90% citywide by age). This could appeal to someone who values character, is prepared for ongoing maintenance typical of a century home, and is less concerned with square footage than with entry price and location. The small lot (top 86% smallest citywide) means less outdoor upkeep, which may suit a buyer looking for a low-commitment yard.

This property is best suited for first-time buyers, investors seeking an affordable entry into a stable older neighbourhood, or someone who values walkability and character over space. It is less suitable for families needing room to grow or buyers who prioritize a large modern footprint.

Five Possible FAQs

1. How does this property compare to others nearby in terms of space and value?
It’s smaller than average for the street and neighbourhood, but its assessed value is roughly average for the area. You’re paying a fair price for the local market, but you’re getting less interior space and a smaller lot than most neighbours have.

2. Is this a good candidate for a renovation or expansion?
That depends on zoning and condition, but the small land area (2,473 sqft) limits expansion options. A renovation that works within the existing footprint might be more realistic than adding a large addition. Always check city setback rules and speak to a contractor before planning major changes.

3. What should I consider about a home built in 1913?
Expect older construction methods, possible lead paint or asbestos, and systems (plumbing, electrical, foundation) that may need updating. A thorough home inspection is critical. The upside is that properly maintained century homes often have solid framing and good bones.

4. Why is the assessed value only $186k when the citywide average is $390k?
Location and size. This property is in Weston, a more affordable part of Winnipeg, and the home itself is small. Citywide averages are pulled up by larger, newer homes in higher-value areas. The assessment is consistent with local comparables.

5. What does the ranking “Top 86%” for living area mean?
It means the property is in the 86th percentile for smallest living area across the city—so only 14% of homes in Winnipeg are smaller. On its own street, it ranks 278th out of 323 homes, meaning most neighbours have more square footage. This is a compact home by any measure.