611 Manitoba Avenue – Property Summary

Key Characteristics & Buyer Profile

This is a compact 712 sqft home built in 1909, situated on a 3,571 sqft lot in Winnipeg’s William Whyte neighbourhood. The property’s strongest feature is its land: it ranks in the top 14% for lot size within the neighbourhood, meaning more outdoor space than most nearby homes. However, the living area is notably small—well below average on its street, in the neighbourhood, and citywide—and the assessed value reflects that, sitting at $119,000.

The appeal here is pragmatic rather than aesthetic. This is not a turnkey family home. It suits buyers who value land over building size—someone looking to hold a property in a lower-priced part of the city, potentially with room for an addition or future development. The low assessed value also suggests lower property taxes relative to many Winnipeg homes. The building’s age (1909) may appeal to those interested in character houses, though it also signals likely maintenance needs. Compared to the William Whyte average, the assessed value is actually around average, which is unusual for a home this small—likely because land contributes significantly to the valuation at this price point.

Best suited for: Investors, buyers open to renovation, or someone who prioritizes yard space and a lower entry price over square footage and modern finishes.

Frequently Asked Questions

1. Why is the assessed value so low compared to the city average, but around average for the neighbourhood?
The property has a small living area (712 sqft) in an older building (1909). Citywide averages include larger homes in pricier areas. Within William Whyte, many homes are also older and modest in size, so $119,000 is fairly typical for the area.

2. The lot is large for the neighbourhood—does that add practical value?
Yes, but conditionally. A larger lot in the top 14% of the neighbourhood means more yard space, which is less common in a dense urban area. This could allow for a garage, garden, or future expansion. However, it doesn’t automatically increase the home’s resale value unless the lot is developable under current zoning.

3. How much work should I expect with a house built in 1909?
Significant. Homes of this era often have outdated electrical, plumbing, insulation, and foundations. You should budget for a thorough inspection and factor in potential surprises—especially with original wiring or sewer lines common in Winnipeg homes of this period.

4. Does the low living area ranking mean the home is unusually cramped?
It means it’s smaller than 90% of homes on the same street and 96% citywide. However, 712 sqft is livable for a single person or couple, depending on layout. The key question is whether the floor plan uses space efficiently—something the data doesn’t capture.

5. How does this compare to other entry-level properties in William Whyte?
It’s relatively similar in land and value to many homes in the area, but stands out slightly for having above-average lot size with below-average building size. That combination is less common and could be an opportunity or a drawback depending on your plans.