Property score
34.0
Below average
Overall 34.0 · Smaller and older than most nearby homes
409 sqft (bottom 1%) · Built in 1923 (25 yrs older than avg)
Located in a above-average income area with median household income of ~73k
Transit 88.0 · 1-min walk to transit with 3 nearby routes · Within 500m: 2 dining spots, 1 school, 3 shops, and 5 parks nearby
Living Area
Below average
60% smaller than neighborhood avg.
Year Built
Below average
25 yrs older than neighborhood avg.
Mother tongue
English · 66%Tagalog · 18%
Past 10 years Jefferson sales snapshot (~80% of all data)
1,026
320k
$314/sqft
1948
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34.0 is composed by the two sections below.
Property Score
Community Score
Jefferson
How to read: Share of sales in each ~$50k price band for “jefferson” (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: #46110015
$73K
Median household income
$77K
Average household income
9%
Low income (LIM-AT)
0.2
Income inequality (Gini)
2.5
P90 / P10 ratio
31%
Single-person households
23%
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
288 Forrest Avenue — 12 amenities found within 500 m, across 5 categories, including 2 dining (nearest 389 m), 1 education (nearest 200 m), 3 shopping (nearest 286 m).
Jefferson · WPS public data · 2026
Annual incidents
40
2026
vs. city avg
+36%
relative to avg
Year-over-year
▼ -94%
vs. prior year
Primary type
Property
80%
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Bottom 1% | Bottom 1% | Bottom 2% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Overview
This one-storey home at 288 Forrest Avenue is a compact, century-old property on a modest lot in Winnipeg's Jefferson neighbourhood. Its key defining characteristic is its exceptionally small size, at just 409 square feet of living space, which places it in the bottom tier compared to virtually all other homes on its street, in the area, and citywide. The detached garage and full, unrenovated basement offer potential beyond the main floor's footprint. The home's assessed value is significantly below average, reflecting its scale and condition.
Its primary appeal lies in its position as one of the most accessible entry points into homeownership in the city, with very low property taxes. It suits a specific buyer: someone seeking an ultra-affordable project home, an investor looking for a low-cost rental property, or a minimalist buyer who values location over living space. A less obvious perspective is its potential as a "blank slate" for a creative redesign or efficient small-space living, where the basement could be developed to effectively double the usable area. However, it requires a buyer with realistic expectations about the scope of work needed and a vision to see beyond its current limitations.
Frequently Asked Questions
1. Is this a legal house or a different type of dwelling?
This is listed as a legal, detached single-family house. Its extremely small main-floor living area (409 sq ft) is unusual for a standalone home but does not change its classification.
2. What does "below average — Top 100%" mean for the rankings?
This indicates the property ranks last in its comparison group. For example, being 105 out of 105 for living area on its street means every comparable home on Forrest Avenue is larger. It is a statistical representation of how unique this property is in terms of its scale and value.
3. What are the main considerations for such a small home?
Prospective buyers should prioritize a thorough inspection, particularly of the 103-year-old structure and the unrenovated basement. Budgeting for updates to insulation, wiring, and plumbing to modern standards is essential. Space planning will be critical, making the basement's development potential a key factor in overall livability.
4. Why is the assessed value so much lower than nearby sold prices?
The assessed value of $13,400 reflects the city's valuation for tax purposes, based on its extremely small size and condition. The historical sold price range ($10.5k-$13.5k in 2016) aligns with this. It is not directly comparable to the average home values listed, which are for typical, much larger properties.
5. Who would this property not be suitable for?
It is not suitable for families needing multiple bedrooms, anyone unable to undertake renovation projects, or buyers who prioritize immediate move-in condition. Its niche appeal is specifically for those seeking the lowest possible price point and who are prepared for a significant project.
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