60.5
Fair
Property score
60.5
Fair
Overall 60.5
Smaller and older than most nearby homes
984 sqft (bottom 18%)
Built in 1980 (10 yrs older than avg)
Located in a above-average income area
with median household income of ~86k
Transit 74.0
2-min walk to transit with 2 nearby routes
Within 500m: 1 school, and 3 parks nearby
Sold for $250,000 over asking
Winnipeg Real Estate Sales Summary & Market Analysis May 11–17, 2026
Living Area
Below average
30% smaller than neighborhood avg.
Year Built
Below average
10 yrs older than neighborhood avg.
Mother tongue
English · 79%French · 5%
Past 10 years River Park South sales snapshot (~80% of all data)
1,302
451k
$355/sqft
1990
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60.5 is composed by the two sections below.
Property Score
Community Score
River Park South
How to read: Share of sales in each ~$50k price band for “river park south” (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: #46110495
$86K
Median household income
$98K
Average household income
8%
Low income (LIM-AT)
0.2
Income inequality (Gini)
2.9
P90 / P10 ratio
31%
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
46 Blackwater Bay — 4 amenities found within 500 m, across 2 categories, including 1 education (nearest 490 m), 3 parks (nearest 202 m).
River Park South · WPS public data · 2026
Annual incidents
25
2026
vs. city avg
-15%
relative to avg
Year-over-year
▼ -90%
vs. prior year
Primary type
Property
64%
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Bottom 33% | Bottom 39% | Top 45% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Overview: 46 Blackwater Bay, River Park South, Winnipeg
This 1980-built home in the established River Park South neighborhood presents a specific value proposition. At 984 square feet on a 3,900 sqft lot, it is a compact property that stands out for its efficient use of space relative to its assessed value.
Key Characteristics & Appeal
The primary appeal of this home lies in its financial positioning rather than its size. With an assessed value of $411,000, it ranks well above the street average ($380k) and is competitive city-wide. This suggests the property is perceived to offer good value or has features not fully captured by square footage alone, possibly including updates, a desirable layout, or a premium location within the street. It last sold between $350,000-$400,000 in early 2021.
Its characteristics suit specific buyer profiles. It is an ideal entry-point into a stable neighborhood for first-time buyers or those seeking to downsize without leaving the area. The below-average maintenance (smaller yard and home) is a practical draw for empty-nesters or investors looking for a manageable rental property. A less obvious perspective is its potential as a strategic hold in a mature neighborhood; its value has held strong on its street, indicating resilience that might appeal to the long-term, value-conscious buyer.
Frequently Asked Questions
1. Is the house significantly smaller than others in the area?
Yes. At 984 sqft, the living area is below the average for the street, neighborhood, and city. This is a compact home, so buyers should prioritize efficient use of space over room count.
2. Why is the assessed value relatively high for the size?
The assessment of $411k ranks 6th highest out of 41 on the street. This premium likely reflects factors like the property's condition, specific location on the block, or improvements made since its 2021 sale. It indicates the city assessor sees value beyond pure square footage.
3. How does the lot size impact the property?
The lot is 3,900 sqft, which is smaller than most on the street and in Winnipeg. This means lower exterior maintenance but also limited space for expansions, large decks, or extensive landscaping.
4. What can the 2021 sale price tell us?
It last sold for an estimated $350,000-$400,000. Comparing that to the current $411k assessment offers a gauge of market perception and potential equity, though a professional appraisal is needed for an exact current market value.
5. Where can I get verified historical sale data?
The site notes that exact sold prices are not displayed publicly due to industry rules. They offer to manually provide the full transaction history via email upon request, which is a necessary step for precise financial analysis.
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