Property score
58.4
Fair
Overall 58.4 · Newer than most nearby homes
1,074 sqft (top 38%) · Built in 1956 (8 yrs newer than avg)
Located in a above-average income area with median household income of ~64k
Transit 80.0 · 3-min walk to transit with 3 nearby routes · Within 500m: 3 shops, 5 parks, 1 place of worship, and 1 government office nearby
Living Area
Near average
4% larger than neighborhood avg.
Year Built
Above average
8 yrs newer than neighborhood avg.
Mother tongue
English · 47%Tagalog · 21%
Past 10 years Jefferson sales snapshot (~80% of all data)
1,026
320k
$314/sqft
1948
Buying a home is more than a transaction. Our Winnipeg real estate agents provide market insights, pricing analysis, and neighbourhood expertise to help you decide with confidence.
Usually replies in a few minutes
Free · No credit card required
58.4 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: #46110011
$64K
Median household income
$71K
Average household income
15%
Low income (LIM-AT)
0.2
Income inequality (Gini)
2.8
P90 / P10 ratio
33%
Single-person households
22%
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
446 Forrest Avenue — 10 amenities found within 500 m, across 4 categories, including 3 shopping (nearest 181 m), 5 parks (nearest 114 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 | Top 28% | Top 21% | Bottom 43% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Summary: 446 Forrest Avenue, Winnipeg
Section 1: Key Characteristics & Appeal
This well-situated one-storey home in Jefferson presents a solid, grounded opportunity. Its key appeal lies in a combination of a generous, above-average lot size (5,598 sqft) and a recently renovated basement, offering good potential for space and flexibility. While the 1,074 sqft living area is typical for the neighborhood, the property stands out in its immediate area for its assessed value and the relative newness of its 1956 build compared to many neighboring homes.
This home would suit practical buyers looking for a manageable single-level layout with room to grow outdoors or utilize the finished basement. It’s particularly fitting for those who value a home that presents as a stronger-than-average investment within its specific street and neighborhood context, rather than just city-wide comparisons. A thoughtful perspective is that this property offers the benefits of an established, mature neighborhood while being one of the more contemporary homes on the block, potentially meaning fewer immediate major renovations than older peers.
Section 2: Frequently Asked Questions
1. How does this home really compare to others in the area?
The data shows it ranks above average for Jefferson in key metrics like assessed value, lot size, and year built. This suggests it is a competitively positioned property within its immediate market, even if city-wide averages differ.
2. What does the "renovated basement" include?
The listing confirms the basement is renovated, but specifics on finish quality, layout, and permits should be verified with the seller or a viewing. This adds valuable living space but understanding the scope is important.
3. Is the detached garage included?
Yes, the property includes a detached garage. Its condition, size, and potential for conversion or workshop use would need to be assessed in person.
4. Why is there a range for the last sold price?
The sold price history provided is an estimated range from public data. To obtain the exact sale price from August 2021, you must request it directly via the provided email service.
5. What are the implications of the 1956 build year?
Built in 1956, this home is newer than many in Jefferson. While this can be an advantage, it still places the home in an era where specific inspections for original wiring, plumbing, and insulation materials are highly recommended.
Radar charts, rankings, and side-by-side layouts work best on a larger screen. Open this page on a desktop browser for the full experience.
