321 Beliveau Road – Property Summary
Key Characteristics & Buyer Suitability
This is a 1946 home with 858 square feet of living space on a 6,848-square-foot lot, currently assessed at $225,000. What stands out most is the land. Citywide, this lot places in the top 18% by size—well above the typical 6,570-square-foot parcel. That’s the property’s strongest asset, especially for buyers who value outdoor space, gardening, or future expansion potential.
The trade-off is the house itself. Living area and assessed value both rank below average at every level—street, neighbourhood, and city—which makes sense for a home this age with modest square footage. The year built (1946) also ranks below average compared to newer homes on the street and citywide, though it’s roughly on par with the neighbourhood median.
The appeal lies in the combination of a large lot and a smaller, older house. That often means the structure is secondary to the land—either as a starter home where the buyer focuses on location and yard, or as a teardown or renovation candidate. The assessed value is low relative to typical Winnipeg homes, which could also appeal to buyers looking for something under $250,000 in a city where the average comparable home is assessed near $390,000.
Who it suits: First-time buyers who want a yard without paying for a bigger house. Renovators looking for a project on a generous lot. Anyone who values land over finished square footage and is comfortable with a home that predates the mid-century building boom. It’s less suited for someone who wants move-in-ready space or a home that compares favourably to newer builds on the same street.
Frequently Asked Questions
1. Is this a good investment property?
It could be, but more for land value than rental income. The structure is small and dated, so you’re not getting high rent per square foot. If you can buy below assessed value or find a way to improve the house cost-effectively, the lot size gives you long-term upside.
2. How does the neighbourhood compare to similar areas in Winnipeg?
The Worthington neighbourhood ranks below average in both assessed value and living area. That said, land here is somewhat larger than the neighbourhood norm (6,848 sqft vs. 7,831 sqft average), so it’s not out of step with its immediate surroundings. It’s modest but not an outlier.
3. What’s the condition of the home likely to be?
This summary doesn’t include inspection data. A 1946 home could have old wiring, plumbing, or foundation issues. The low assessed value relative to the city average suggests either deferred maintenance or a need for updates. A thorough inspection is essential.
4. How do property taxes compare?
Taxes are based on assessed value. At $225,000, you’ll pay less than the Winnipeg average home (assessed at $390,100). Exact mill rates depend on the year, but you’re looking at a lower tax burden than most single-family homes in the city.
5. Can I build an addition or a second dwelling on this lot?
6,848 square feet is enough for a detached garage, shop, or a modest addition, and it exceeds the minimum lot size for most single-family zones in Winnipeg. Check local zoning for secondary suites—this lot size is plausible for a granny suite or carriage house, but you’ll need to confirm setbacks, servicing, and permits with the city.