Property Overview: 115 Woodydell Avenue, Winnipeg

Section 1: Key Characteristics & Appeal

This home presents a compelling value proposition centered on its generous outdoor space and relative affordability within its immediate area. Its key characteristic is a large, above-average lot of 6,760 sqft, offering more private outdoor space than over 80% of comparable properties in the neighbourhood and city—a notable advantage for gardening, recreation, or future expansion. The 1,024 sqft living area is typical for Woodydell Avenue and the Vista community, providing functional space without excess.

The appeal lies in its position as a competitively priced entry point into a stable neighbourhood. With an assessed value for taxes consistently below the local street and community averages, it suggests a lower property tax burden and potential for value appreciation through updates. Built in 1971, it is a standard-era home for the area, meaning many systems and renovation styles will be familiar to local contractors.

This property would best suit practical first-time buyers or investors seeking a land-strong asset with a manageable footprint. It’s also a fit for those who prioritize private outdoor space over a large interior and are comfortable with a home that may benefit from modernization. It is less suited for those seeking a move-in-ready, contemporary layout or maximum interior square footage relative to the citywide average.

Section 2: Frequently Asked Questions

1. Is the living space too small?
The living area is very close to the average for both the street (1,007 sqft) and the Vista community (1,120 sqft), indicating it’s a typical size for the area. It is, however, below the Winnipeg city average, so buyers accustomed to newer, larger suburban homes may find it compact.

2. Why is the assessed value lower than neighbours?
The assessment is below the street and community averages. This can be due to various factors, including the home’s age, interior condition, or specific market valuations. It typically results in a lower annual property tax bill, which is a financial positive, but may also reflect that the home has not been recently renovated.

3. How does the lot size compare in practical terms?
The lot is a significant feature, larger than approximately 86% of homes on the street. This means more yard space, greater distance from neighbours, and potentially more flexibility for additions, sheds, or landscaping than is common in the area.

4. The home was built in 1971. What should I expect?
This is a mature home. While its age is very typical for the street, prospective buyers should budget for potential updates to major aging components like roofing, windows, plumbing, or electrical systems, and anticipate a layout that may differ from open-concept newer builds.

5. What do the rankings and percentiles actually tell me?
They show how this property stacks up against direct comparables. For example, being in the “top 14%” for lot size on the street confirms a standout advantage. Conversely, rankings in the 80th+ percentile for assessed value suggest it’s one of the more affordable homes on the block, which is useful for understanding its market position and value.