1636 Logan Avenue

1636 Logan Avenue – Property Summary

Key Characteristics & Buyer Profile

This is a 2018-built home on a 3,972 sqft lot with 985 sqft of living space, assessed at $327,000. What stands out immediately is the combination of a very new build and a strong assessed value relative to the surrounding area.

Where the appeal lies:

• New construction in an older neighbourhood. The home ranks in the top 5% on its street and top 2% in the neighbourhood for year built. Most nearby homes were built in the late 1930s to 1940s. For buyers who want modern construction without leaving the Weston area, that’s a rare find.
• Assessed value punches well above the local average. At $327,000, it ranks top 6% on the street and top 2% in the neighbourhood, where average assessments sit around $185,000. The citywide average is $390k, so you’re getting a property whose valuation stands out locally but is still well below citywide medians—offering a potential value gap.
• Lot size is generous for the area. The 3,972 sqft lot is above the street and neighbourhood averages (3,664 and 3,269 sqft, respectively), even though it’s smaller than the citywide typical lot. That extra outdoor space is meaningful in a denser part of Winnipeg.

What it’s not:

• The living area (985 sqft) is around average for the street and neighbourhood, but well below the citywide average of 1,342 sqft. This is a compact home, not a spacious one.

Who it would suit:

• First-time buyers or downsizers who prioritize a newer, low-maintenance build over square footage.
• Someone who values location within Weston but wants a home that doesn’t require decades-old systems or renovations.
• Investors or buyers looking for a property where the assessed value suggests strong local desirability relative to price, with potential for future appreciation as the area continues to turn over older stock.

Five Possible FAQs

1. Why is the assessed value so much higher than the neighbourhood average when the house is smaller than the citywide average?
The assessed value reflects the market’s premium on a nearly-new home (2018) in an area where most housing stock is 70–90 years old. The living area is modest, but the condition, updated systems, and location drive the valuation up locally. Citywide, it’s around average because larger homes in newer suburbs pull the median up.

2. How does the lot size compare to other newer homes in Weston?
It’s above average for the neighbourhood. Most newer builds in older areas sit on smaller infill lots. At 3,972 sqft, this lot is generous for an infill property—you get more yard space than many similarly aged homes in the area would have.

3. Is this a good property for someone who wants to add square footage later?
The lot is large enough to potentially support an addition or a garage conversion, but the house is already assessed at a premium for the street. Check local zoning and setback rules before counting on expansion. The value increase from adding space may not match what you’d pay to build it, given the neighbourhood’s average home size.

4. Why does the citywide rank for living area drop so much compared to the street and neighbourhood?
Winnipeg has a wide range of home sizes. In older, central neighbourhoods like Weston, smaller houses are the norm. Citywide, you’re competing against newer suburban homes that often exceed 1,500 sqft. A 985 sqft home is typical for this pocket of the city, but not for Winnipeg as a whole.

5. Does the high assessed value mean the property taxes will be high?
Not necessarily relative to the neighbourhood. The assessed value of $327,000 is high for Weston, but the property tax bill depends on the city’s mill rate and any tax credits or phase-in programs for newer builds. It will be higher than a $185k house nearby, but still well below what you’d pay on a $390k suburban home.