Property score
46.1
Below average
Overall 46.1 · Smaller than most nearby homes
652 sqft (bottom 9%) · Built in 1947 (1 yr older than avg)
Located in a above-average income area with median household income of ~85k
Transit 88.0 · 1-min walk to transit with 3 nearby routes · Within 500m: 3 parks nearby
Living Area
Below average
37% smaller than neighborhood avg.
Year Built
Below average
1 yrs older than neighborhood avg.
Mother tongue
English · 76%Tagalog · 11%
Past 10 years Jefferson sales snapshot (~80% of all data)
1,026
320k
$314/sqft
1948
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46.1 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: #46110905
$85K
Median household income
$105K
Average household income
10%
Low income (LIM-AT)
0.2
Income inequality (Gini)
2.9
P90 / P10 ratio
29%
Single-person households
29%
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 Smithfield Avenue — 3 amenities found within 500 m, across 1 categories, including 3 parks (nearest 347 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 48% | Top 41% | Bottom 29% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Overview
446 Smithfield Avenue is a compact, one-storey home built in 1947, situated on a standard-sized lot in Winnipeg's Jefferson neighbourhood. Its primary appeal lies in its affordability and renovated basement, presenting a straightforward, lower-maintenance housing option. The home is notably smaller than average for the area, which is reflected in its below-average assessed value. This isn't a property for those seeking ample space, but rather a practical entry point into the market.
Key Characteristics & Ideal Buyer
This home's key characteristic is its efficiency. With 652 sqft of living space, it offers a simplified footprint that can mean lower utility costs and less upkeep. The renovated basement adds functional space, a valuable asset in a smaller home. Its appeal is squarely rooted in value—it's a chance to own a single-family home with a decent-sized yard (4,748 sqft) at a very accessible price point, in an established neighbourhood.
It would best suit first-time buyers or investors looking for a modest, income-producing property. It could also appeal to downsizers seeking to reduce living space and expenses without moving to a condo. A thoughtful perspective is that a home of this size and vintage, while limited in modern open-concept living, naturally encourages a more minimalist lifestyle and can be very efficient to heat and maintain. Its "around average" rankings for year built and land area on its street suggest it fits the local context, offering a sense of neighbourhood consistency rather than standing out as an anomaly.
Frequently Asked Questions
1. How does the size of this home compare to others?
It is significantly smaller than average. With 652 sqft, it ranks in the bottom 17% for living area on its own street and is roughly 400 sqft smaller than the typical home in the Jefferson area.
2. What does the assessed value indicate?
The assessed value of $25,600 is below average for the street, neighbourhood, and city. This generally aligns with the home's smaller size and supports its positioning as a more affordable purchase, though the final sale price is determined by the market.
3. Is the basement included in the living area square footage?
No. The listed living area of 652 sqft is for the above-ground portion of the home. The basement is separate and noted as being renovated, adding usable space that is not counted in the official living area metric.
4. What is the typical property tax for a home with this assessment?
Property tax is calculated by applying the City's annual mill rate to the assessed value. With an assessed value of $25,600, the tax bill would be substantially lower than that of an average-priced Winnipeg home, which is a key part of its overall affordability.
5. The sold price history shows a range. How can I get the exact figure?
The exact sold price is not publicly displayed due to data source restrictions. You can request it by email via the "Get exact sold price history" button on the listing page. The service is manual, with a promised reply by the end of the same business day, and your email is not used for marketing.
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