258 Beacon Street – Property Summary

Key Characteristics & Buyer Profile

This is a 1913-built home with 720 square feet of living space on a 2,283-square-foot lot. Its strongest feature is its age—it's the oldest house on Beacon Street (ranked 1st out of 9) and sits among older homes in West Alexander, giving it a distinct character compared to newer builds in the area.

The living area is notably compact, falling below street, neighbourhood, and city averages. The lot size is similarly modest for the neighbourhood and city, though it's close to typical for this specific street. The assessed value of $144,000 is roughly in line with other homes on Beacon Street but significantly lower than the neighbourhood ($187,300) and city ($390,100) averages.

This property would best suit a buyer who values older construction and is willing to work within a smaller footprint. It's not a turnkey family home or a lot-maximizing investment. A first-time buyer, someone looking for a starter home in a central Winnipeg neighbourhood, or a renovator interested in preserving a historic shell would find it most appropriate. The low assessed value relative to the city suggests the land itself carries less speculative weight, so the value is more in the structure and location than in redevelopment potential.

Frequently Asked Questions

1. Is the living space unusually small for the area?
Yes. At 720 square feet, this home is smaller than 89% of properties on Beacon Street, 93% in West Alexander, and 95% citywide. It's a compact living space, not a typical family-sized home.

2. How does the assessed value compare to what I might pay?
The assessed value is $144,000. That's close to the street average of $126,600 but well below the neighbourhood average of $187,300. Assessment is not the same as market price, but it gives a baseline for property tax calculations. Market value could differ depending on condition and demand.

3. Why is the lot size considered "below average" citywide if it's not tiny?
The lot is 2,283 square feet, which is modest for a city where the average comparable lot is 6,570 square feet. Within Beacon Street itself, it's actually around average—it's the comparison to Winnipeg as a whole that drops the ranking.

4. What does "built in 1913" mean practically for maintenance?
Older homes often have solid bones but may need updates to electrical, plumbing, insulation, or roofing. A 1913 build can also mean fewer modern amenities like open-concept layouts or large closets. A thorough home inspection is strongly advised, especially for systems and foundation.

5. Is this a good investment property or a fixer-upper?
It could be either, but it's not a clear-cut investment. The small footprint limits renovation upside unless you're adding square footage. Buyers looking for a quick flip may struggle with resale value per square foot. For someone who values character and minimal square footage, it's a more personal purchase than a purely financial one.