62.3
Fair
Property score
62.3
Fair
Overall 62.3
Smaller and older than most nearby homes
1,101 sqft (bottom 22%)
Built in 1987 (10 yrs older than avg)
Located in a average-income area
Transit 80.0
3-min walk to transit with 3 nearby routes
Within 500m: 4 schools, and 1 park nearby
Sold for $250,000 over asking
Winnipeg Real Estate Sales Summary & Market Analysis May 11–17, 2026
Living Area
Below average
26% smaller than neighborhood avg.
Year Built
Below average
10 yrs older than neighborhood avg.
Mother tongue
English · 63%French · 6%
Past 10 years Dakota Crossing sales snapshot (~80% of all data)
973
465k
$394/sqft
1997
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62.3 is composed by the two sections below.
Property Score
Community Score
Dakota Crossing
How to read: Share of sales in each ~$50k price band for “dakota crossing” (Detached houses (non-condo), 2024). The tallest band is the mainstream budget range; multi-year view shows how that band shifts over time.
Sales-to-New-Listings
1,196
sold
1,852
new listings
Manitoba Real Estate Association March public data on New Listings and Properties Sold across Manitoba
Sold Above Asking
Majority sold above asking
68 of 104 sold above asking · Manually compiled from MLS Winnipeg sold listings, May 4 – May 10, 2026
With a Sales-to-New-Listings ratio of 64.6% and 65% of homes selling above asking price, demand is clearly outpacing supply. Buyers are competing, which is putting upward pressure on prices.
Dissemination area (DA) — Statistics Canada 2021 Census · Area: #46110485
16%
Single-person households
38%
Families with children
Figures are for the census dissemination area containing this listing location; sources and margins may apply per Statistics Canada.
Rank by land area, larger = better rank
Rank by year, newer = better rank
Rank by living area, larger = better rank
Rank by assessed value, higher = better rank
Bar: fill length ≈ share of peers you outperform. Fill color reflects tier (red / blue / amber / gray). “Avg” is a rough median benchmark for comparable homes in that scope.
To see this property on a map next to nearby houses—and compare year built, living area, assessed value, and lot size in detail—open the neighbourhood analysis page.
Nearby stops, routes & transit score
Dining, education, healthcare, shopping & more
38 Greenford Avenue — 5 amenities found within 500 m, across 2 categories, including 4 education (nearest 373 m), 1 parks (nearest 306 m).
Dakota Crossing · WPS public data · 2026
Annual incidents
9
2026
vs. city avg
-69%
relative to avg
Year-over-year
▼ -96%
vs. prior year
Primary type
Property
44%
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Bottom 1% | Bottom 4% | Bottom 37% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Overview
38 Greenford Avenue is a well-maintained, one-storey home in Winnipeg's Dakota Crossing neighbourhood. Built in 1987, it features 1,101 square feet of living space and a renovated basement, situated on a 4,615 sqft lot. With an assessed value of $400,000 and no garage, it presents a specific and compelling value proposition.
Key Characteristics & Appeal
This home’s primary appeal lies in its strong positioning within its immediate locale. The data shows it stands out on its own street: its living space is in the top 9% of Greenford Avenue, and its assessed value is in the top 13%. This suggests it is a larger and more valuable property compared to its direct neighbours, offering a sense of relative value and space for the area.
It would suit practical, value-conscious buyers—perhaps first-time homeowners or downsizers—who prioritize move-in readiness (thanks to the renovated basement) and seek a solid footprint in a mature neighbourhood. The lack of a garage may appeal to those looking for lower maintenance or who plan to add a structure later. A thoughtful perspective is that this property represents a "big fish in a small pond" scenario; it offers more interior space than most on its block, which can be a significant advantage for daily living and future resale within the micro-market of the street.
Frequently Asked Questions
1. How does this home compare to others in Dakota Crossing?
While it ranks highly on its own street, within the broader Dakota Crossing area, its living space and assessed value are below the neighbourhood averages. This indicates it is a more compact and modestly valued option within the community.
2. What does the assessed value of $400,000 indicate?
The assessment is significantly higher than the last recorded sale price in 2016 ($29,700), reflecting substantial market appreciation and likely improvements. It sits around the city-wide average for assessed value, providing a benchmark for municipal taxation.
3. Is the renovated basement included in the living area square footage?
Typically, finished basement space is not counted in the official 1,101 sqft living area figure for the main and above-ground levels. The "renovated basement" is an additional asset.
4. What are the implications of not having a garage?
This means lower building costs and taxes, but also requires planning for vehicle parking and storage. The lot size is sufficient for adding a garage or carport, subject to local bylaws.
5. The home is 39 years old. What should I consider?
While the basement has been renovated, a home of this age would benefit from a thorough inspection of its core systems, such as the roof, windows, plumbing, and electrical, to understand any upcoming maintenance needs or updates.
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