438 Alfred Avenue – Property Summary

Key Characteristics & Buyer Profile

This is a 1909-built home with 902 square feet of living space on a 3,267-square-foot lot. Compared to other properties on Alfred Avenue, the lot is slightly above average (top 25%), but the living area is below average for the street, the William Whyte neighbourhood, and Winnipeg as a whole. The assessed value is also notably low—roughly 58% of the neighbourhood average and well below the citywide median.

The property’s main appeal is its lot size relative to price. On a street where most homes sit on similarly sized parcels, this lot offers a bit more room without commanding a premium. The house itself is older (1909) but in line with much of the surrounding housing stock, which tends to date from the 1920s. The low assessment could translate to relatively modest property taxes, which may matter to budget-conscious buyers.

This property would best suit someone looking for an entry-level home in a mature neighbourhood, particularly a buyer who values outdoor space over interior square footage. It may also appeal to those interested in a renovation project—the combination of older construction, below-average living area, and lower assessment often signals a property where sweat equity could add value. It is less suited to someone seeking a turnkey home or a larger modern layout in a higher-demand part of the city.

Five Possible FAQs

1. How does the property’s size compare to others in the area?
The living area (902 sqft) is below the street average of 1,084 sqft and well below the citywide average of 1,342 sqft. However, the lot (3,267 sqft) is slightly above the street average and roughly in line with the neighbourhood average.

2. What’s the significance of the assessed value being so low?
The current assessment of $95,000 is significantly lower than the neighbourhood average of $149,000 and the city average of $390,000. This typically means lower property taxes, but it can also reflect the home’s age, condition, or interior size. Buyers should look into recent sale prices in the area to understand current market value rather than relying solely on the assessment.

3. Is the home a good candidate for renovation?
Possibly. The home is older (1909) and smaller than many nearby houses, which suggests it may not have been updated extensively. The combination of a decent lot size and below-average living area could mean there is room to expand or reconfigure. However, an inspection would be essential to assess the structure, foundation, and systems before planning any work.

4. How does this property compare within the William Whyte neighbourhood?
Within William Whyte, the living area ranks in the bottom 72%, and the assessed value is in the bottom 83%. The lot size is near the middle of the pack (top 45%), and the build year is close to the neighbourhood average. In short, it’s a smaller, lower-assessed home on a typical-sized lot for the area.

5. Who typically buys homes like this one?
First-time buyers, investors looking for rental or flip opportunities, or homeowners willing to take on a project. The low price point and larger-than-average lot make it a candidate for someone who wants to get into the market without stretching their budget, or for someone who sees potential in adding square footage or modernizing an older home.