295 Manitoba Avenue – Property Summary
Key Characteristics & Buyer Profile
This 1,282-square-foot home, built in 1926, sits on a 3,560-square-foot lot in the William Whyte neighbourhood of Winnipeg. The property’s main draw is its above-average living space relative to nearby homes—it ranks in the top 18% on its street and top 30% in the neighbourhood for interior size. The lot is also notably generous for the area, ranking in the top 20% neighbourhood-wide, which suggests decent outdoor space for a house of this era.
The assessed value is modest: $137,000. That is well below the neighbourhood average ($149,100) and far below the citywide average ($390,100). While the house is older than many Winnipeg properties (the citywide median year built is 1966), its age is typical for William Whyte, where the average home dates to 1927.
Where the appeal lies: This is not a flashy or turnkey property. The value proposition comes from getting more indoor square footage and a larger lot than many nearby alternatives, at an assessed price well below neighbourhood and city medians. The low assessed value could signal either a fixer-upper or a home that has been well-maintained but hasn't kept up with market appreciation. For someone willing to invest in updates, the underlying structure (1920s construction, often solid) and the land itself may offer long-term potential.
Who it suits: First-time buyers priced out of more expensive corridors, investors looking for a rental with solid bones in a working-class neighbourhood, or anyone comfortable with a character home that likely needs modernization. It is less suited to someone seeking a move-in-ready house in a high-appreciation area, or buyers who prioritize a newer build with low maintenance.
Five Possible FAQs
1. Why is the assessed value so much lower than the street average ($137k vs. $216k)?
The property ranks in the bottom 17% on Manitoba Avenue for assessed value. This could reflect a simpler finish level, deferred maintenance, or a smaller footprint relative to pricier neighbours. It is not necessarily a negative—it means the entry price is lower—but it is worth investigating the condition before making an offer.
2. How does the age (1926) affect things like insurance or renovations?
Older homes often have knob-and-tube wiring, lead paint, or outdated plumbing. Insurance premiums can be higher, and some lenders may require a home inspection report. That said, 1920s construction in Winnipeg typically used dense lumber and solid masonry, so the structure itself can be very durable if maintained. Budget for a thorough pre-purchase inspection.
3. The lot is 3,560 sqft—what does that mean practically?
Within William Whyte, that is a top-20% lot size, so you have more yard than most neighbours. Citywide, it is below average (the median is 6,570 sqft), but for an older urban neighbourhood, this is a decent amount of outdoor space—enough for a garden, small workshop, or off-street parking if zoning allows.
4. Is this a good neighbourhood for rental income?
William Whyte is an established, largely residential area with a mix of owner-occupied and rental properties. The below-average assessed value relative to the neighbourhood suggests the purchase price could be low enough to generate positive cash flow, especially if you can add value through upgrades. Check local rental vacancy rates and average rents for similar-sized homes before committing.
5. What does “Top 18% on the street for living area” actually tell me?
It means 82% of homes on Manitoba Avenue have less living space than this one. In real terms, you are getting 1,282 sqft, while the street average is 1,063 sqft. That extra 200 sqft could be the difference between a cramped layout and a comfortable one, especially if the floor plan is functional. It does not, however, tell you about ceiling height, basement finish, or layout quality.