Property Overview: 189 Woodydell Avenue

Key Characteristics & Appeal

This home at 189 Woodydell Avenue presents a practical opportunity in the Vista neighborhood of Winnipeg. Its key appeal lies in its balance and positioning within a well-established area. With 988 sqft of living space, the house is moderately sized—slightly below the city average but very much in line with its immediate street and neighborhood, making it a typical home for the area without feeling oversized or cramped.

The assessed value of $381K is consistently "around average" at every comparison level, from the street to the entire city. This suggests a stable, fair-market valuation without premium or discount pressures. The lot size of 5,196 sqft is notably smaller than others on Woodydell Avenue and in the Vista neighborhood, which can be a positive for buyers seeking lower maintenance outdoor space without sacrificing a decent yard.

Built in 1972, the home is of a vintage common to its surroundings, indicating a neighborhood with mature character and likely similar maintenance timelines among nearby properties.

This property would suit first-time buyers or downsizers looking for an honest, no-surprises entry into a stable neighborhood. It’s also a sensible fit for value-focused investors or homeowners who prioritize location and community character over having the largest house on the block. The data suggests you’re buying into a street and area of peers, offering a sense of consistency rather than standing out.

Frequently Asked Questions

1. Is this house a good value compared to its neighbors?
The data indicates its assessed value is very aligned with averages on its street, in the neighborhood, and across Winnipeg. It’s not undervalued, but it’s not overpriced for its context either, representing a fair market price.

2. The lot is smaller than others on the street. Is that a major drawback?
It depends on your priorities. A smaller lot means less yard maintenance, which can be a benefit. While it ranks below the street average for size, it is still a usable space and is actually closer to the citywide average lot size.

3. What does the "around average" ranking for most categories mean for me?
It means this property is deeply typical for its immediate area. You are not buying an outlier. This can be an advantage, as it suggests predictability in terms of property taxes, future resale comparables, and the general character of nearby homes.

4. The living area is below the city average. Will the house feel small?
At 988 sqft, it is smaller than the Winnipeg average, but it is directly comparable to the average home on Woodydell Avenue (1,007 sqft). It will feel consistent with other houses on the block, which often matters more than the citywide figure.

5. The home was built in 1972. What should I expect?
As a home from the early 1970s, expect the potential for era-specific updates. Crucially, the data shows the build year is almost identical to the street average (also 1972), so major systems in the neighborhood may be reaching similar points for maintenance or renewal, which is useful to know for planning.