419 Manitoba Avenue – Property Summary
Key Characteristics & Buyer Profile
This 2,180 sqft home, built in 1904, sits on a 3,563 sqft lot in the William Whyte neighborhood of Winnipeg. Its standout feature is space: the living area ranks in the top 2% on its street and in the neighborhood, and top 7% citywide. For buyers who prioritize interior square footage over land size, this property delivers significantly more room than typical homes in the area.
The assessed value of $177k tells an interesting story. It's slightly below the street average ($216.6k) but well above the neighborhood average ($149.1k). Citywide, it lands in the bottom 5% of assessed values, reflecting how much more expensive housing is in other parts of Winnipeg. This gap suggests the home offers substantial interior space at a relatively accessible price point—but not a bargain relative to its immediate surroundings.
The age (1904) is a clear consideration. It's among the oldest homes on its street and in the neighborhood, and in the oldest 1% citywide. Buyers should expect the maintenance realities of a 120-year-old structure, including potential updates to systems, insulation, and foundation work.
Who it suits: Buyers who value generous living space and are comfortable with an older home's character and upkeep. It may appeal to those looking for a project property or a family home with room to grow, particularly if they're priced out of newer or more central Winnipeg neighborhoods. It's less suited for anyone seeking a turnkey, low-maintenance property or a large lot for outdoor use.
Frequently Asked Questions
1. How does the property's age affect its practical value?
Older homes often have solid construction and desirable details like high ceilings or original woodwork, but systems (electrical, plumbing, heating) may be dated or need replacement. A thorough inspection is critical—especially for the foundation, roof, and knob-and-tube wiring, which is common in homes from this era. The age also means lead paint and asbestos are potential concerns.
2. Why is the assessed value so much lower citywide but higher than the neighborhood average?
Assessed value reflects local market conditions. The William Whyte area has lower overall property values compared to many Winnipeg neighborhoods, so the home looks expensive locally. But citywide, it falls far below the median because newer, larger, and more centrally located homes in other areas carry much higher assessments.
3. How does the lot size affect usability?
At 3,563 sqft, the lot is slightly smaller than average for the street but larger than typical for the neighborhood. It's still modest by Winnipeg standards—don't expect a sprawling yard. It's more suited for manageable outdoor space, a small garden, or a garage, rather than extensive landscaping or recreational use.
4. What does "top 2% in living area" actually mean in practical terms?
A home this large (2,180 sqft) is uncommon in both the immediate street and the wider neighborhood, where averages hover around 1,063–1,158 sqft. You're getting roughly double the interior space of a typical nearby home. This translates to more rooms, larger common areas, and greater flexibility for multi-generational living, home offices, or storage.
5. Is this property a good investment?
That depends on your goals. The combination of large interior space and relatively low assessed value can offer good square-footage value. However, the older construction and below-average land area mean appreciation may lag behind newer homes or properties with larger lots. It's more of a lifestyle purchase for someone who wants space over land, rather than a short-term flip or high-growth investment. Renovations could improve value, but returns will depend on the neighborhood's trajectory.