3097 Assiniboine Avenue – Property Summary
Key Characteristics & Buyer Profile
This is a 1967-built home with 1,881 square feet of living space on an 8,137-square-foot lot, currently assessed at $450,000. What stands out most is the land: while the lot is slightly smaller than the average on Assiniboine Avenue itself, it's well above average for both the Westwood neighbourhood and the city as a whole—ranking in the top 11% citywide. The living area is similarly strong, sitting in the top 14% citywide and top 9% within Westwood. The assessed value, however, tells a more nuanced story. On the street, it's slightly below the $533,100 average, placing it in the middle of the pack. But within the neighbourhood and citywide, the value is above average, ranking in the top 16% and top 28% respectively. This suggests the home offers more space and land than many nearby properties, but at a relatively modest assessment compared to others on the same street—likely reflecting differences in condition, finishes, or recent renovations among those homes.
The appeal lies in the balance of generous interior and lot size without a premium price tag relative to the immediate street. It would suit buyers who prioritize square footage and outdoor space over a move-in-ready, fully updated interior, or those willing to invest in updates to bring the value in line with higher-assessed neighbours. It may also appeal to families looking for room to grow in a well-established area, or someone who values a large lot in a mature neighbourhood over a newer, smaller property farther out.
Frequently Asked Questions
1. How does this home compare to others on Assiniboine Avenue?
On the street, it's roughly average for living area and year built, but it has a smaller-than-average lot and a below-average assessed value. This means you're getting a home that's comparable in size and age to its neighbours, but likely either needs some updates or sits on a less prime section of the street.
2. Is the assessed value of $450,000 a reliable indicator of market price?
Not necessarily. Assessed values are mass-appraisal estimates and can lag behind market conditions. The fact that this home's assessment is below the street average—while its living area and lot size are strong citywide—suggests the market price could differ, especially if comparable sold properties show different trends. Always check recent sales in the immediate area.
3. What's the significance of the lot being 8,137 square feet?
It's a notably large lot for Westwood and Winnipeg in general. This gives you more space for gardens, additions, a garage, or outdoor living than most properties in the city. The trade-off is that it's smaller than the typical lot on Assiniboine Avenue itself, so your immediate neighbours may have even more land.
4. The house was built in 1967—should I expect major systems to need replacement?
It's very possible. Homes from that era often have original mechanicals, electrical, plumbing, or roofing that are at or past their expected lifespan. The assessment being below street average could reflect deferred maintenance. A thorough home inspection is strongly recommended to identify what's been updated and what hasn't.
5. Who is this property not a good fit for?
It's probably not ideal for someone looking for a turnkey, fully renovated home on this specific street, given the below-average assessment. It may also not suit buyers who want a smaller, lower-maintenance property or who need a smaller lot. And if being on a street with larger, higher-value homes is important, this one might feel like a compromise.