438 Burrows Avenue – Property Summary
What This Property Offers & Who It’s For
This 1,336 sqft house, built in 1905, sits on a 2,727 sqft lot in the William Whyte neighbourhood. Its standout feature is living space—it’s larger than most homes on the street (top 20%) and above average for the area. The assessed value is low relative to the street and city, which reflects the older construction and smaller land size. The land itself is below average for the neighbourhood and well below citywide norms, a common trade-off for an older infill property.
The appeal here is straightforward: you get generous interior square footage at a likely accessible price point. It suits buyers who prioritize room inside over yard space, and who are comfortable with an older home’s character and maintenance needs. First-time buyers or investors looking for a property with solid bones in a modest, established area may find this worth a look. The low assessed value relative to the street average (top 91%) also suggests potential value if renovating or holding long-term. That said, the land is tight and the house is over a century old—this isn’t a turnkey or spacious-lot play.
Frequently Asked Questions
1. Is this a good investment property?
Potentially, if you're focused on rental income from the living area rather than land appreciation. The low assessed value relative to the street and city means your purchase price may be below market averages, which could leave room for cash flow or equity gains after improvements. However, older homes often require more upkeep and may not appeal to tenants seeking modern finishes or large yards.
2. How does the lot size affect usability?
At 2,727 sqft, the lot is smaller than most in the neighbourhood (top 83%) and the city (top 92%). It’s adequate for a single-family home with limited outdoor space—think a small garden, parking for one car, or a modest patio. Not suitable for major additions, double garages, or extensive landscaping projects.
3. What does “below average assessed value” mean in practice?
It means the city’s estimate of the property’s market value is lower than typical homes on the street and in Winnipeg as a whole. This can translate to lower property taxes, but also may reflect the home’s age, condition, or smaller lot. It’s worth verifying whether the assessment aligns with recent comparable sales, as it could indicate an opportunity—or a property that needs significant work.
4. Are there risks with a 1905 home?
Yes. Plumbing, electrical, foundation, and insulation may be original or outdated. Lead paint, asbestos, and knob-and-tube wiring are possibilities. A thorough inspection is essential. The upside is that many century homes in Winnipeg have solid framing and good bones if they've been maintained—but unknowns are higher than with newer builds.
5. How does this property compare to others in William Whyte?
In the neighbourhood, it ranks above average for living area (top 27%) but below average for land size (top 83%) and year built (top 75%). Assessed value is around average for the area. So it offers more indoor space than most nearby homes, but sits on a smaller lot and is older than the median. It’s a reasonable fit for someone who values interior square footage over curb appeal or yard size.