86 Campbell Street – Property Summary

Key Characteristics & Buyer Profile

This is a 1957 home with 817 sqft of living space and a 2,995 sqft land area, located on Campbell Street in Winnipeg’s Wellington Crescent neighbourhood. Its assessed value is $354,000.

The property’s main appeal lies in its year built. At 1957, it ranks in the top 17% on its street and top 14% in the neighbourhood, meaning it’s newer than most surrounding homes, which average 1940–1945. This can be attractive to buyers who want a postwar home with more modern bones, without paying for a full renovation.

However, the trade-offs are clear. The living area is below average at every level—street, neighbourhood, and citywide—and the land area ranks near the very bottom both on Campbell Street and in Wellington Crescent. The assessed value reflects this: it’s below average on the street ($354K vs. $437K) and dramatically below the neighbourhood average ($806K), though it sits close to the citywide median.

This property would suit a buyer who values a smaller footprint—perhaps a single person, a couple, or someone looking to downsize—and who prioritizes a newer build over square footage or lot size. It may not appeal to families needing room to grow or buyers seeking a large yard. It could also be a strategic entry point into a neighbourhood where most homes are significantly larger and more expensive, offering a lower barrier to entry without sacrificing a solid building age.

Five Possible FAQs

1. Why is the land area so small compared to other homes in Wellington Crescent?
The neighbourhood average for lot size is about 9,500 sqft, while this property sits on just under 3,000 sqft. That’s because Campbell Street and parts of Wellington Crescent include a mix of older, larger lots and infill or subdivided properties. This home was built on a smaller parcel, so it’s not unusual for the street, but it is well below the broader neighbourhood norm.

2. Is the assessed value of $354,000 reasonable given the small living area?
Yes, relative to citywide data. The property ranks around the 52nd percentile for assessed value, meaning it’s close to the Winnipeg median. The living area is below average citywide (ranked 90th percentile for size, meaning smaller), so the value is consistent with a smaller home that’s in decent shape for its age.

3. How does the 1957 build compare to other homes in the area?
Most homes in Wellington Crescent were built in the 1940s or earlier. A 1957 home is actually newer than about 85% of properties in the neighbourhood. This can mean better insulation, updated wiring or plumbing as original features, and less likelihood of knob-and-tube wiring or other pre-war issues—but it’s still worth getting an inspection.

4. Would this property be a good investment for a rental or flip?
It depends on your strategy. The small lot limits expansion potential, and the living area is below average, which may limit resale appeal to a specific buyer group. However, because it’s priced well below the neighbourhood average, there could be room for value-add through interior upgrades—just don’t expect the land to carry the appreciation the way larger lots in the area might.

5. What does “ranked #398 out of 400” for land area actually mean?
It means only two properties on Campbell Street have a smaller lot. This puts the home in the bottom 1% for land size on its street. In practical terms, that means very little yard space—likely a small front and back area. If outdoor space is important, this property may feel tight. If you prefer low-maintenance landscaping or a courtyard-style setup, it could be a good fit.