Property Overview

This is a 1901-built home on Redwood Avenue in Winnipeg’s St. John’s area, with roughly 973 square feet of living space on a 3,012-square-foot lot. Its assessed value sits at $122,000.

Key Characteristics: The property is older and smaller than most homes on its street, in its neighbourhood, and across the city. The living area is about average for Redwood Avenue but well below the St. John’s and Winnipeg medians. The lot size, while below average locally, is less of an outlier than the house’s age or assessed value—it ranks in the bottom 12% citywide, whereas the year built sits in the bottom 1%. This suggests the land itself may hold more relative value than the structure.

Appeal and Buyer Suitability: The primary draw here is affordability. A $122,000 assessed value is exceptionally low for Winnipeg, which could translate to a lower purchase price and property taxes. The appeal is likely strongest for buyers who are handy, investors looking for a low-cost entry point in a mature neighbourhood, or those prioritizing location over move-in condition. A less obvious perspective: a 1901 home on a modest lot in St. John’s may offer development potential down the road—not for subdivision, but for a significant addition or rebuild if zoning allows. The property’s age also means it likely has original character (thick plaster walls, solid wood framing) that a newer build lacks, though that comes with trade-offs in insulation and maintenance. It would not suit buyers seeking a turnkey home or those wanting a large yard.

Five Frequently Asked Questions

1. How does the size of this home compare to similar houses nearby?
At 973 square feet, it’s slightly smaller than the average for its street (1,005 sq ft) and significantly smaller than the St. John’s average (1,261 sq ft). It’s in the bottom 23% citywide. This is a compact home by any local standard.

2. Why is the assessed value so low compared to other properties?
The main factors are the home’s age (1901), its below-average living area, and the small lot. Assessed value reflects market conditions, but these three traits together place it in the bottom 1% of all Winnipeg properties. It likely needs significant updates or is in a part of St. John’s with lower overall values.

3. What is the lot actually like, and could I expand the house?
The lot is 3,012 square feet, which is below average but not tiny—it’s in the bottom 12% citywide. Whether you can add on depends on current zoning, setbacks, and the home’s structural condition. Many 1901 homes in Winnipeg have shallow foundations, so an addition may be costlier than expected. A structural engineer and zoning check are recommended before planning any expansion.

4. Is a 1901 home likely to have problems that a newer house wouldn’t?
Yes. Common issues include knob-and-tube wiring, lead pipes, asbestos in old insulation or floor tiles, settling foundations, and lack of wall insulation. The upside is that old-growth lumber in these homes is often stronger than modern framing. A thorough inspection by someone experienced with pre-1950s houses is essential.

5. Who would typically buy a property like this—and who shouldn’t?
Typical buyers include investors looking for a cheap rental or flip, first-time buyers willing to do major renovations, or craftspeople who want a project. It’s less suitable for families needing space, anyone wanting move-in readiness, or buyers who can’t absorb unexpected repair costs. The low price reflects a high likelihood of needed work.