Property Overview: 591 Beresford Avenue, Winnipeg

Key Characteristics & Appeal

This home at 591 Beresford Avenue is a character property built in 1912, situated in the established Lord Roberts neighbourhood. With 811 square feet of living space on a 3,295 sqft lot, it presents as a more compact and modestly assessed option within its surroundings. Its appeal lies in its potential as an entry point into a mature community, offering a simpler footprint that may suit those looking to downsize or make a first purchase without the upkeep of a larger property. The lot size is fairly typical for the immediate street, suggesting a balanced outdoor space for the area.

The data indicates this home ranks below average in both size and assessed value compared to most homes on its street, in the wider neighbourhood, and across Winnipeg. This isn’t necessarily a drawback; it defines the property’s position in the market. It would likely suit a pragmatic buyer—perhaps a first-time homeowner, an investor, or someone seeking a lower-cost foothold in the area—who values location and lot over square footage and is prepared for the realities of an older home. Its vintage (1912) means it has history and charm, but also implies a need for thoughtful inspection and potential updates.

Frequently Asked Questions

1. Why is the assessed value significantly lower than the city-wide average?
The assessed value is a municipal valuation for tax purposes, not a market price. This home’s lower assessment reflects its smaller size, older age, and likely its condition and features relative to the average Winnipeg home. It often correlates with a more affordable tax burden.

2. What does it mean that the home ranks "below average" for size and value on its own street?
This statistical comparison shows that most homes on Beresford Avenue are larger and have a higher municipal assessment. For a buyer, this suggests the property is one of the more modest on the block, which could mean a lower purchase price point within a desirable location.

3. The home last sold between 2017 for an estimated $150k-$200k. What would it sell for now?
Past prices are not a reliable indicator of current value. The exact sold price from 2017 is not publicly listed, and the market has changed considerably since then. A current valuation would require a professional appraisal or comparative market analysis based on very recent sales.

4. Is the 1912 build date a concern?
It’s a key consideration. A home of this age will have character but may require more attention to foundational elements, wiring, plumbing, and insulation compared to a newer build. A thorough inspection by a qualified professional is essential to understand the condition and any needed repairs or updates.

5. How useful are the "comparable" properties listed, like those on Rathgar Avenue?
These are useful as a general neighbourhood reference for size, age, and assessment value. However, true comparables for determining market value must closely match in condition, layout, updates, and exact location. These listed properties provide a starting point for understanding the area’s profile.