Property score
69.0
Good
Overall 69.0 · Larger than most nearby homes
1,540 sqft (top 8%) · Built in 1940 (7 yrs newer than avg)
Located in a above-average income area with median household income of ~85k
Transit 88.0 · 2-min walk to transit with 3 nearby routes · Within 500m: 3 dining spots, 2 schools, 1 healthcare facility, and 2 shops nearby
Living Area
Above average
45% larger than neighborhood avg.
Year Built
Near average
7 yrs newer than neighborhood avg.
Mother tongue
English · 71%Tagalog · 15%
Past 10 years Minto sales snapshot (~80% of all data)
825
271.7k
$287/sqft
1933
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69.0 is composed by the two sections below.
Property Score
Community Score
Minto
How to read: Share of sales in each ~$50k price band for “minto” (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: #46110116
$85K
Median household income
$91K
Average household income
6%
Low income (LIM-AT)
0.2
Income inequality (Gini)
2.4
P90 / P10 ratio
27%
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
823 Spruce Street — 10 amenities found within 500 m, across 6 categories, including 3 dining (nearest 366 m), 2 education (nearest 397 m), 1 healthcare (nearest 380 m).
Minto · WPS public data · 2026
Annual incidents
48
2026
vs. city avg
+63%
relative to avg
Year-over-year
▼ -92%
vs. prior year
Primary type
Other
46%
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Top 42% | Top 47% | Bottom 24% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Overview
823 Spruce Street in Winnipeg's Minto neighbourhood presents a compelling mix of space, value, and established character. Built in 1940, this home distinguishes itself with above-average dimensions for its immediate area, offering a practical footprint on a generous lot.
Key Characteristics & Appeal
The primary appeal of this property lies in its significant size advantage within a localized context. With 1,540 sqft of living area, it ranks in the top 5% on its own street and the top 8% within the Minto area, offering substantially more interior space than many neighbouring homes. This is complemented by a land area of 4,337 sqft, which is also well above local averages, providing ample outdoor space for a city property.
Its assessed value of $32,200 is notably low compared to the city-wide average, yet ranks in the elite top 3% on Spruce Street and top 8% in Minto. This suggests the home is a high-value asset within its specific community, potentially offering a favourable entry point into a stable neighbourhood. The home last sold for an estimated $250k-$300k in 2016.
This property would best suit a pragmatic buyer who values space and established neighbourhoods over new construction. It’s ideal for someone looking for a home with room to grow or adapt, who understands the trade-offs and potential of an older home (86 years), and who appreciates owning a property that stands out in size and assessed value within its immediate surroundings.
Frequently Asked Questions
1. Why is the assessed value so much lower than the city-wide average?
Property assessments are based on a mass appraisal system and are heavily influenced by the values of immediately surrounding properties. This home’s assessment ranks very high on its street and in Minto, indicating it is a top-tier property for that specific area. The lower city-wide comparison reflects broader market differences between neighbourhoods.
2. What does the "Elite" ranking for living area and value mean?
These rankings are comparative, not absolute. They mean that, compared to similar properties on Spruce Street and in the Minto area, this home is among the very largest and has one of the highest assessed values. It signifies a position of relative advantage within its local market.
3. The home was built in 1940. What should I consider?
While the building’s age is around the neighbourhood average, it necessitates a focus on the condition of major systems (roof, plumbing, electrical, foundation) and updates that may have been made over the years. A thorough inspection is essential to understand maintenance needs and modernization opportunities.
4. How useful is the 2016 sale price today?
While it provides historical context, an 8+ year-old sale price has limited direct bearing on current market value. It’s more useful for understanding long-term ownership patterns than for determining today’s price, which will be driven by recent comparable sales and current market conditions.
5. The lot is large for the area. What are the implications?
A 4,337 sqft lot in this context offers valuable outdoor space and potential for gardening, recreation, or expansion (subject to zoning bylaws). It also contributes to the property’s above-average assessment locally and can be a significant long-term asset, as land size is a fixed commodity.
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