Property Summary

Key Characteristics & Buyer Profile

This 2,168-square-foot home on Sherbrook Street in Winnipeg’s Daniel Mcintyre area offers a rare combination of generous living space and a large lot on a street where homes average just 1,600 square feet. Built in 1909, it’s an older property with above-average character—ranking in the top 18% for age on the same street—and sits on a 4,109-square-foot lot, placing it in the top 6% locally for land area. Its assessed value of $90,000 is notably low relative to comparable homes (bottom 1% citywide), which may reflect deferred maintenance or outdated systems rather than a poor location.

The appeal lies in the potential for value-add. A buyer willing to invest in updates could unlock significant equity, given the low purchase price relative to the home’s size and land. It’s less suited for someone seeking a turnkey, move-in-ready property, and more appropriate for a hands-on owner-occupier, an experienced renovator, or an investor comfortable with a longer-term hold. The home’s above-average rank for living area citywide (top 7%) also suggests it stands out in the broader market, which could help with resale once improvements are made.

Five Frequently Asked Questions

1. Why is the assessed value so low compared to other homes in the area?
The $90,000 assessment ranks in the bottom 1% citywide, which is unusually low for a home of this size. This typically indicates that the property may have significant deferred maintenance, outdated finishes, or functional obsolescence—like knob-and-tube wiring, old plumbing, or an unmodernized layout. It could also reflect a recent assessment that hasn’t caught up with local price gains, but given the consistency of low rankings across multiple levels (street, area, city), condition is likely the main factor.

2. How livable is the home as-is?
That depends on the buyer’s tolerance for older homes. The 1909 build means systems like heating, electrical, and windows are likely original or near-original, which could require immediate attention. The living area is large, but floor plans from that era often have smaller rooms, limited closets, and no ensuite bathrooms. A thorough home inspection is essential before making an offer—especially for structural elements like the foundation and roof.

3. Is the neighborhood improving or declining?
Daniel Mcintyre is an older, central Winnipeg neighborhood with a mix of long-term residents and new buyers drawn by its affordability and proximity to downtown and Wolseley. The land area ranking (top 6% locally) suggests this lot is larger than many nearby, which could be appealing for future development or a garden. However, the area has historically had lower household incomes and some aging infrastructure, so buyers should research local zoning, school performance, and community plans before committing.

4. What’s the resale potential after renovations?
Given the home’s top 7% citywide rank for living area, a well-executed renovation could position it well for sale to buyers who want character and space but not the work. The larger lot (top 6% in the area) and older design could also allow for a legal secondary suite by right, depending on zoning. The key risk is over-renovating for the neighborhood—the assessed value ceiling in Daniel Mcintyre may not support ultra-high-end finishes.

5. How does this compare to new construction in the same price range?
At a $90,000 assessment, this home likely lists at a fraction of the cost of a new build—but land and permit costs would add significantly to any renovation budget. New construction in Winnipeg might offer better energy efficiency, modern layouts, and fewer unknowns, but it would also cost multiples more per square foot. For a buyer with skills or a strong contractor team, this home offers a path to a custom finish at a lower all-in cost than buying new.