458 Manitoba Avenue – Property Summary

Key Characteristics and Buyer Profile

This is a 1,040 sqft home built in 2008 on a 3,482 sqft lot, with an assessed value of $260,000. What stands out most is the year built: the home is significantly newer than nearly everything around it. On its own street, it ranks in the top 9% for construction year, and within the William Whyte neighbourhood it’s in the top 8%. Most neighbouring homes date from the 1920s to 1940s. This means a buyer gets modern construction standards and likely better insulation, electrical, and plumbing without needing to move to a newer subdivision.

The assessed value tells an interesting story. At $260,000, the home is above average for the street (top 27%) and elite within the neighbourhood—only 85 out of 1,707 comparable homes carry a higher assessment. But citywide, it falls well below the Winnipeg average of $390,100. This suggests the home sits in an area where property values are still climbing or have room to grow, rather than an already expensive pocket. The living area is close to the street and neighbourhood averages—nothing unusual there—and the lot is smallish, especially compared to citywide standards, but roughly in line with other lots in William Whyte.

Who this property suits:
The home would appeal to buyers who want a relatively new house in an established central neighbourhood with older character housing, rather than a suburban development. It's a fit for someone who values a move-in-ready home without major renovations looming, and who is comfortable in an area where assessed values are on the lower end citywide but rising locally. Investors or first-time buyers might find the combination of modern build and below-city-average price point worth a closer look. It’s less suited to someone wanting a large yard or a high-status address.

Frequently Asked Questions

1. Why is the living area considered “around average” when it’s slightly below the neighbourhood average of 1,158 sqft?
The ranking compares this home to other single-family houses within similar categories, not to every unit in the area. “Around average” means it falls within a typical range—not notably small or large. It’s within 10% of the street average (1,063 sqft) and neighbourhood median, which is why it’s not flagged as either a standout or a drawback.

2. How reliable is the assessed value of $260,000 as a market price indicator?
Assessed value is a government estimate for property tax purposes, not a current market valuation. In Winnipeg, assessments can lag behind real market changes. A home ranked in the top 5% for value in its neighbourhood but well below citywide averages may signal that the area is undervalued compared to the rest of the city, or that the assessment hasn’t caught up to recent sale prices. A comparative market analysis from a local agent would be more accurate.

3. Is a 2008 build still “modern” in terms of energy efficiency or building code?
2008 is after most major energy code updates in Manitoba, but it predates some of the stricter insulation and air-sealing requirements introduced in the 2010s. The home should have modern windows, heating, and electrical, but it won’t meet the highest current efficiency standards. It’s a solid middle ground: far more efficient than a 1920s house, but not as tight as a home built in the last five years.

4. The lot size is below average for the street and the city. What does that mean practically?
Smaller lots often mean less yard maintenance, but also less privacy and outdoor space. In William Whyte, many homes sit on compact infill lots, so this size is typical for the neighbourhood (ranked around the middle). The trade-off is usually a lower purchase price and a more walkable, less sprawling street pattern. If you want a garden, workshop, or room for kids to run, this might feel tight.

5. How does this property compare to similar homes currently for sale in William Whyte?
The data here only covers assessed value, not active listings. Homes built after 2000 in this area are relatively rare, so there’s less direct competition. That can work in a seller’s favour if a buyer wants modern construction without leaving the neighbourhood. To see current listings, open the neighbourhood map analysis linked on the property page, or search active sales by year built and lot size.