1406 William Avenue W – Property Summary
Key Characteristics & Buyer Profile
This is a 680 sqft home built in 1923, situated on a 2,606 sqft lot in Winnipeg’s Weston neighbourhood. The property’s assessed value is $134,000.
The appeal here is primarily affordability and entry-level pricing. Compared to other properties city-wide, this home ranks in the bottom 2% by assessed value (Top 98%), and in the bottom 3% by living area (Top 97%). On its own street, it sits below average on both measures as well. The lot is also smaller than typical for the area, though within the Weston neighbourhood it ranks closer to the middle (Top 54%).
What stands out is that the home’s year built — 1923 — is actually around average for both its street and the Weston area, where many homes date from the late 1930s. That means the building stock here is consistently older, so this property isn’t an outlier in needing age-related maintenance. The real trade-off is space: you’re getting a compact home on a modest lot, but at a price point that ranks among the most accessible in the city.
This property would suit first-time buyers with a limited budget who are willing to trade square footage and lot size for lower entry costs. It may also appeal to investors targeting low-cost rental or renovation opportunities, particularly if the location functions well as a starter or downsizing option within Weston. Buyers should be comfortable with small living spaces and an older home that may require updates — but the surrounding neighbourhood’s housing stock is similarly aged, so this is not an unusual situation.
Five Frequently Asked Questions
1. Is the assessed value of $134,000 out of line with what similar homes sell for?
Assessed value and market value are not the same thing. The city’s assessment is a baseline; actual sale prices depend on condition, upgrades, and demand. On William Avenue, the average assessed value among comparable homes is about $204,000, and the Weston neighbourhood average is around $185,000. So while this home’s assessment is low, it may reflect smaller size and age without major renovations — but it also suggests the ceiling for appreciation might be lower unless significant improvements are made.
2. How does the small lot size affect practical use?
At 2,606 sqft, the lot is smaller than the street average (3,800 sqft) and the Weston average (3,269 sqft). This means limited outdoor space for gardening, storage sheds, or additions. However, within the neighbourhood, the lot size is close to typical — so you won’t feel cramped compared to immediate neighbours. If you want a yard for kids or pets, this may be tight; if you prefer low-maintenance grounds, it could be a plus.
3. This home was built in 1923. Should I worry about major systems?
Older homes often have original wiring, plumbing, and foundations that need attention. That said, in Weston and on William Avenue, many homes are from the 1920s–1940s — so this age is not unusual for the area. A home inspection is essential, but the fact that the area’s housing stock is consistently old means local trades and suppliers are familiar with these structures. It’s not a red flag, but budget for potential updates.
4. How does this property compare to other entry-level homes in Winnipeg?
City-wide, this home ranks in the bottom 2–3% for both living area and assessed value. That puts it squarely among the most affordable and compact properties in Winnipeg. If you’re looking for the absolute cheapest homes on the market, this will be in that category. However, “cheapest” doesn’t necessarily mean “worst condition” — it may simply reflect small size and an older but solid structure in a working-class neighbourhood.
5. What are the chances the neighbourhood will see value growth?
That’s hard to predict, but some context helps. Weston is an older, established area with modest home values compared to Winnipeg averages. Smaller lots and older homes tend to appreciate more slowly than newer builds or larger lots in growing suburbs. On the other hand, if demand for affordable housing increases or the area sees redevelopment, lower-priced homes can benefit. Don’t count on rapid gains; think of this as a place to live rather than a quick investment flip.