189 Oustic Avenue E – Property Summary

Key Characteristics & Buyer Profile

This is a modest single-family home on a solid lot in Winnipeg's Worthington neighbourhood. The living area is roughly 899 square feet, which is below both the neighbourhood average (1,082 sqft) and the citywide average (1,342 sqft). The lot itself is 4,407 square feet—around average for the street, but notably smaller than the neighbourhood norm of 7,831 sqft. The home was built in 1961, typical for the area.

Assessed value sits at $284,000, which ranks below average at every level: street, neighbourhood, and citywide. That likely reflects the smaller living area and possibly dated finishes or systems. The property doesn't have standout features in terms of size or value, but it's also not an outlier—it's a straightforward, entry-level bungalow or similar style in a well-established part of the city.

The appeal here is practicality. For a first-time buyer or someone looking to get into a stable, older neighbourhood without paying a premium, this home offers a reasonable starting point. The lot, while not huge, is typical for the street and gives some outdoor space. Buyers should not expect turnkey condition at this price point; the assessment suggests a property that likely needs updating. It would suit someone willing to invest sweat equity or plan for gradual renovations, not someone seeking a move-in-ready home with modern finishes. This is a property where the long-term value lies in location and lot, not the current structure.

Five Frequently Asked Questions

1. Why is the assessed value ranked so low compared to the neighbourhood and city?

The assessed value is below average primarily because the living area is notably smaller than the typical home in Worthington and Winnipeg as a whole. Many nearby homes have larger floor plans, which drives up their assessed values. The home's age and likely condition also factor in, though the lot size is not the main issue—it's mostly about square footage.

2. Is the lot size a disadvantage compared to other homes in the area?

It depends on your perspective. The lot is 4,407 sqft, which is average for this specific street but well below the neighbourhood average of 7,831 sqft. That means many homes in Worthington sit on significantly larger lots. If you want a big yard, this isn't it. But if you're fine with a manageable outdoor space and don't want to pay for land you won't use, it's a fair trade-off.

3. How does the year built affect maintenance expectations?

Built in 1961, this home is over 60 years old. You should expect aging infrastructure: likely original or older electrical, plumbing, windows, and possibly roof and furnace. A home of this age can still be solid if maintained, but a thorough inspection is essential. The lack of ranking data for year built means there isn't an easy comparison, but that's actually typical for older homes in the area.

4. What does "below average" assessed value actually mean for a buyer?

A below-average assessed value can work in a buyer's favour. It often means lower property taxes compared to similar homes with higher assessments. It also suggests the property may be underappreciated by the market, which could present an opportunity if you're willing to improve it. However, it can also indicate that the home needs significant work or is in a less desirable pocket of the neighbourhood.

5. Is this property a good investment for a fix-and-flip?

Possibly, but it's not a sure thing. The smaller living area and lot size limit the ceiling on resale value, even after renovations. A flip would need to focus on smart, cost-effective updates rather than a full expansion. It's better suited to a long-term hold—buy it, live in it, improve it gradually, and build equity over time. The street itself is stable, but the property won't compete with larger, updated homes in Worthington.