This 1912 home on Evanson Street in Winnipeg's Wolseley neighbourhood offers 879 sq. ft. of living space on a 2,409 sq. ft. lot. Its assessed value is $300,000. The property's strongest relative feature is its age—ranked 18th oldest on its street, which points to the kind of pre-war character and craftsmanship many buyers in older Winnipeg neighbourhoods look for. The lot size, while over 2,400 sq. ft., ranks lower against street and neighbourhood averages, reflecting the compact, more dense feel of the area.
The appeal here is less about size and more about place and possibility. The home sits below average square footage in a neighbourhood (Wolseley) known for mature trees, walkability, and a mix of historic homes. For a buyer, the value lies in a lower entry point compared to pricier, larger homes nearby, with room to invest in cosmetic or functional updates over time. It suits first-time buyers who prioritize character and location over turnkey finishes, those interested in a smaller footprint with access to the core of the city, or investors looking for a property in a well-regarded, established area where land value tends to hold.
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How does the assessed value compare to similar homes in the area?
At $300,000, the home is around average for its own street but noticeably below both the Wolseley neighbourhood average ($371,300) and the citywide average ($390,100). This suggests it may offer a more affordable option in a desirable pocket of the city, though the lower living area is a key factor in that pricing.
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Why is the lot size considered "below average" when it's over 2,400 sq. ft.?
The lot is smaller relative to the typical Wolseley property (which averages 3,434 sq. ft.) and significantly smaller than the citywide average of 6,570 sq. ft. Older, inner-city neighbourhoods like Wolseley often have smaller but well-established lots. Here, it means less yard maintenance but also a more compact outdoor space.
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The home was built in 1912. What should I consider about its age?
Being older than 93% of homes citywide means you're getting a structure with likely solid materials (e.g., old-growth lumber) but also potential legacy issues: older electrical, plumbing, foundation work, or insulation. Ranking this high for age on its street (18th out of 117) is a plus for character, but a thorough inspection is non-negotiable.
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Does the "below average" living space make this a poor value?
Not necessarily. In Wolseley, smaller homes are common, and buyers often accept a tighter square footage in exchange for location, community feel, and architectural detail. The relatively lower assessment can also mean lower property taxes, which may offset other costs. The value lies in the location and potential, not raw square footage.
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Is this property good for someone who wants to renovate and add space?
Possibly, but the small lot (especially compared to neighbourhood norms) and its status in a historic core area likely mean local zoning restrictions. You would need to check Wolseley's specific bylaws regarding additions, secondary suites, or lot coverage before planning major expansions. Smaller lot homes in established areas sometimes limit your options for outward expansion.