38 Keith Black Bay

One StoreyBuilt 1982Living Area 1,268 sqftAttached Garage
Sale History
SOLDin Mar 2023
440K±5,000↗9yr +33.3%
Tax Assessment
478k(prev. 403k)
+75k(+18.6%)
DateSold PriceNeighbourhood
2023-03Sold440K±5,00035/80
2014-06Sold330K±5,00045/124
2013-03Sold310K±5,00047/120

Rankings reflect the property's sold price position within its street, neighbourhood, and all of Winnipeg in the year of sale.

Map
↑
Near average1,268 sqft · top 50% in area · built 1982 · 6 yrs newer than avg
$
High-income areaMedian household income ~$114K · top tier income demographics
→
1-min walk to transit1 nearby routes · score 70/100
Score

Property score

Overall score
73.9● Good
How is the score calculated? ▼
Scores are weighted aggregates of property attributes (size, age, lot, sales activity) and community signals from the 2021 Statistics Canada census (income, education, housing stress, employment). 100 = top of metric within Winnipeg.
Property Score
66.9
Fair
Living area
66
Year built
73
Lot size
74
Sales activity
32
Community Score
84.4
Good
Income
90
Education
63
Housing
100
Core need
100
Employment
68
Rankings

How it stacks up

Each metric compared against 10 homes on Keith Black Bay, 2,836 in River East, and 194,457 citywide. Polygon points further from the centre = better rank.
Living Area
1,268 sqft
● NEAR AVERAGE
StreetBottom 20%AreaTop 50%CityTop 44%
Same street
Bottom 20%
#8 / 10
Same area
Top 50%
#1,432 / 2,836
Citywide
Winnipeg
Top 44%
#85,447 / 194,457
Tax-Assessed Value
478 k
● NEAR AVERAGE
StreetTop 50%AreaTop 44%CityTop 32%
Same street
Top 50%
#5 / 10
Same area
Top 44%
#1,245 / 2,836
Citywide
Winnipeg
Top 32%
#62,667 / 194,455
Year Built
1982
● ABOVE AVERAGE
StreetTop 20%AreaTop 19%CityTop 32%
Same street
Top 20%
#2 / 10
Same area
Top 19%
#534 / 2,836
Citywide
Winnipeg
Top 32%
#63,071 / 194,457
Lot Size
5,780 sqft
● BELOW AVERAGE
StreetBottom 40%AreaBottom 35%CityTop 37%
Same street
Bottom 40%
#6 / 10
Same area
Bottom 35%
#1,834 / 2,836
Citywide
Winnipeg
Top 37%
#71,976 / 194,457
How rankings work — each polygon vertex is the property's percentile rank within that scope. Further from the centre = better.
Detailed ranking analysis ▼
38 Keith Black Bay: Living Area Analysis

Street Level (Keith Black Bay): Below Average. Ranked #8 out of 10 (Bottom 20%). The street average for comparable homes is 1,591 sqft.

Neighborhood Level (River East): Around Average. Ranked #1,432 out of 2,836 (Top 50%). The neighborhood average for comparable homes is 1,399 sqft.

Citywide Level (Winnipeg): Around Average. Ranked #85,447 out of 194,457 (Top 44%). The citywide average for comparable homes is 1,342 sqft.

38 Keith Black Bay: Tax-Assessed Value Analysis

Street Level (Keith Black Bay): Around Average. Ranked #5 out of 10 (Top 50%). The street average for comparable homes is 510.2k.

Neighborhood Level (River East): Around Average. Ranked #1,245 out of 2,836 (Top 44%). The neighborhood average for comparable homes is 477.6k.

Citywide Level (Winnipeg): Around Average. Ranked #62,667 out of 194,455 (Top 32%). The citywide average for comparable homes is 435.4k.

38 Keith Black Bay: Year Built Analysis

Street Level (Keith Black Bay): Above Average. Ranked #2 out of 10 (Top 20%). The street average for comparable homes is 1982.

Neighborhood Level (River East): Above Average. Ranked #534 out of 2,836 (Top 19%). The neighborhood average for comparable homes is 1976.

Citywide Level (Winnipeg): Around Average. Ranked #63,071 out of 194,457 (Top 32%). The citywide average for comparable homes is 1966.

38 Keith Black Bay: Lot Size Analysis

Street Level (Keith Black Bay): Below Average. Ranked #6 out of 10 (Bottom 40%). The street average for comparable homes is 6,668 sqft.

Neighborhood Level (River East): Below Average. Ranked #1,834 out of 2,836 (Bottom 35%). The neighborhood average for comparable homes is 7,084 sqft.

Citywide Level (Winnipeg): Around Average. Ranked #71,976 out of 194,457 (Top 37%). The citywide average for comparable homes is 6,570 sqft.

Market

River East market pulse

Past 14 years sales snapshot (~80% of all data)
Sold count
826
last 14 years
Median price
425k
14-year area median
Price per sqft
$395/sqft
area average
Avg build year
1976
area average
Market conditions · Winnipeg
Sales-to-New-Listings?
Seller's market
63.5%
Buyer'sBalancedSeller's
Sold
1,465
New listings
2,307
Sold above asking?
Last 7 days
Majority over ask
71%
Below ask71% above
103 of 145 sold above asking
What this means
Upward pressure
Demand is clearly outpacing supply. Buyers are competing, which is putting upward pressure on prices.
2026-04

How to read: Share of sales in each ~$50k price band for “river east” (Detached houses (non-condo), 2024). The tallest band is the mainstream budget range; multi-year view shows how that band shifts over time.

Unlock exact sold price & PDF analysis
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  • Detailed market analysis
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  • Recent sold count in the area
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Weekly report
A firmly seller-favoured week — fast, mid-range, and postwar-led.
Out of 143 closings, roughly 7 in 10 sold above asking. Well-priced postwar homes in the $400K–$600K band drove the market, while new builds and high-end product lagged. May 25 – May 31, 2026 · 143 transactions · ~98% houses · 1 condo
Realtor recommended · 1 / 2
4 Bedrooms, Steps from U of M An Ideal Home for Living or Renting
In-depth Fort Richmond home review near University of Manitoba. 4-bed detached, 1,921 sqft, public sales records in 2016…
Read review →
Monthly report
Highest May Detached Average on Record $477,313
Winnipeg Real Estate Market Data · May 2026 : Average sets a record May, recovery signals converge — 2026's first month with sales above the 5-year average. Detached $477,313 (highest May on record) · Condo $294,703 (just shy of the 2025 record) Three "2026 firsts": sales above 5-yr avg · listings above last year · Condo sales above last year
Community deep dive

Who lives in this neighbourhood

Dissemination area #46110771 · Statistics Canada 2021 Census · Population 465
465
Population (2021)
46.4
Median age
2.6
Avg household size
3,100 / km²
Population density
Distribution by household income band
45k-50k
3%
50k-60k
6%
60k-70k
9%
70k-80k
6%
80k-90k
14%
90k-100k
6%
100k-125k
20%
125k-150k
11%
150k-200k
17%
200k plus
9%
$114K
Median household income
$127K
Average household income
2%
Low income (LIM-AT)
0.2
Income inequality (Gini)
2.6
P90 / P10 ratio
13%
Single-person households
33%
Families with children
55%
Labour participation
0%
Unemployment
Local · Day-to-day

Transit, amenities & safety

Everything within walking distance, plus crime and waste collection.

Nearby Amenities

Dining, education, healthcare, shopping & more

38 Keith Black Bay — 2 amenities found within 500 m, across 1 categories, including 2 parks (nearest 127 m).

Search radius
🌳Parks2

Crime & safety

River East · WPS public data
Full crime data →
Annual incidents
17
2026
vs. city average
-42%
▲ relative to avg
Year-over-year
▼ -92%
vs. prior year
Primary type
Property
71% of incidents

Waste collection schedule

Local garbage, recycling, and yard waste pickup
Garbage
thursday
Recycling
thursday
Yard waste
thursday a

We are licensed Manitoba real estate agents. Contact us to obtain all MLS whole sold records for 38 Keith Black Bay. No advertising. Data source details →

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Highlights & common questions

Is this home right for you?

Property highlights

Overall 73.9

Newer than most nearby homes

1,268 sqft (top 50%)

Built in 1982 (6 yrs newer than avg)

Located in a high-income area

with median household income of ~114k

Transit 70.0

1-min walk to transit with 1 nearby route

Within 500m: 2 parks nearby