190 Evanson Street – Property Summary
Key Characteristics & Buyer Profile
This 1,416 sqft home, built in 1911, sits on a 2,539 sqft lot in the Wolseley neighbourhood of Winnipeg. Its assessed value is $349,000.
The property’s main appeal is its combination of age, location, and value context. The year built places it among older homes on the street (top 31%) and well above the citywide average, meaning it carries the character and likely some structural traits of a pre-war house. The living area is about average for the street and neighbourhood, but slightly above the citywide median for comparable homes. The lot size, however, tells a different story: it’s on the larger end for Evanson Street (top 15%), but significantly smaller than the Wolseley average and well below citywide norms. This suggests a relatively dense, older block where outdoor space is a premium.
The assessed value sits above the street average (top 32%) but below both the neighbourhood and citywide averages. This might reflect the smaller lot relative to the area, or that interior finishes or updates haven’t kept pace with pricier neighbours.
This property would suit buyers who prioritize an older, character-filled home in a central Wolseley location and are comfortable with a compact lot. It may be less suited to those expecting a large yard or a move-in-ready modernized interior at this price point. Buyers with renovation experience or a tolerance for older-home maintenance will likely see more value than those seeking turnkey convenience.
Frequently Asked Questions
1. How does the lot size compare to other Wolseley homes?
The lot is 2,539 sqft, which is smaller than the neighbourhood average of 3,434 sqft. However, it’s larger than most other lots on its own street. In Wolseley, larger lots are common, so this home offers less outdoor space than typical for the area, but more than its immediate neighbours.
2. Is this property priced fairly compared to similar homes?
The assessed value of $349,000 is above the street average ($328k) but below the neighbourhood average ($371k). Citywide, it sits slightly below the median for comparable homes ($390k). This suggests it’s priced as a mid-range option in a higher-value neighbourhood, with the smaller lot likely capping the value relative to larger-lot homes nearby.
3. What should I know about a 1911-built home?
Homes from this era often have solid framing, thicker walls, and unique architectural details, but may also have outdated electrical, plumbing, insulation, or foundation work. Buyers should budget for a thorough inspection, especially of the basement, roof, and mechanical systems. Renovations may also face challenges with layout or materials common to pre-war construction.
4. How does the living area rank within Wolseley?
At 1,416 sqft, the home is slightly below the neighbourhood average of 1,622 sqft, but ranks in the top half of homes its size citywide. It’s a modest but not cramped layout by local standards—likely suited for a couple, small family, or someone downsizing without wanting an apartment.
5. What’s the neighbourhood like in terms of resale or investment potential?
Wolseley is a centrally located, established neighbourhood with strong demand due to its character homes, walkability, and proximity to downtown. While this property’s smaller lot may limit upside compared to larger-lot homes, its street-level advantage (larger lot than neighbours) and older-home character could appeal to a niche buyer pool. Renovations that improve living space or energy efficiency may add more value here than in other areas.