477 Burrows Avenue

477 Burrows Avenue – Property Summary

Key Characteristics & Buyer Profile

This is a 730-square-foot home built in 1907 on a 3,268-square-foot lot, located in Winnipeg’s William Whyte neighbourhood. The property ranks in the bottom 5% citywide for living area and the bottom 4% for year built, meaning it’s both smaller and older than most homes in Winnipeg. Its assessed value of $111,000 is similarly low on a citywide scale (top 99% meaning it’s among the least expensive), though it sits roughly average for the immediate neighbourhood, where values cluster around $149,000.

The appeal here is straightforward: entry-level pricing in a central, older neighbourhood. For a buyer, the low assessed value suggests lower property taxes relative to much of the city, and the land area—while modest by city standards—is actually around average for the street and the area, which is unusual for a home this small. That could indicate potential for a future addition or a small-scale infill project, depending on zoning. The home’s age (over 115 years) also points to likely maintenance needs, but also to a character that newer construction in the suburbs lacks. This property would suit a first-time buyer with limited budget, a renovator comfortable with an older home, or an investor targeting the lower end of the market where cash-flow potential may be higher relative to purchase price.

Five Frequently Asked Questions

1. How does the property’s small living area compare to others in the area?
At 730 square feet, this home is smaller than about 89% of homes in the William Whyte neighbourhood and 95% of homes citywide. On its own street, it ranks among the smallest. For reference, the average home in the area is roughly 1,158 square feet.

2. Is the assessed value of $111,000 out of line with what similar homes sell for?
Assessed value is not the same as market price; it is a government estimate used for tax purposes. In William Whyte, the average assessed value is about $149,000, so this property is below the neighbourhood average. Citywide, it ranks among the very lowest. Actual sale prices may vary depending on condition, renovations, and market conditions.

3. What does the land area of 3,268 square feet mean for potential development?
The lot is about average for both the street and the neighbourhood. While it is smaller than 84% of lots citywide (where the average is 6,570 square feet), it is still a standard urban lot for this area. Any plans for additions or redevelopment should be checked against current zoning and setback requirements.

4. The home was built in 1907—what should a buyer expect in terms of upkeep?
A house of this age will almost certainly have outdated electrical, plumbing, insulation, and possibly foundation or roof issues unless it has been substantially updated. Buyers should budget for a thorough inspection and expect ongoing maintenance. The low property value partly reflects this, but older homes in this area can also offer solid bones if well-maintained.

5. How does this property compare to others in the same price range across Winnipeg?
In the city’s very lowest price bracket (homes under $150,000), most options are similarly small, old, or located in older central neighbourhoods. This property’s land area is above average for that group, which is a notable advantage. Its street and neighbourhood rankings suggest it is a typical entry-level home in William Whyte, rather than an outlier.