710 Logan Avenue – Property Summary

Key Characteristics & Buyer Fit

This is a 1,446 sqft home built in 1894 on a notably large 4,920 sqft lot in Winnipeg’s West Alexander neighbourhood. The property sits on Logan Avenue, where it ranks in the top 6% for living area and top 7% for land size compared to nearby homes. Both the building and lot are significantly larger than the street averages (938 sqft living area, 3,664 sqft land). However, the assessed value is well below neighbourhood and city medians—$137,000 versus $187,300 locally and $390,100 citywide.

The appeal here is pragmatic rather than polished. This is not a turnkey property for someone seeking a modern, low-maintenance home. Instead, the strong draw is the combination of generous interior space and an unusually deep lot on a street where most homes are smaller. The low assessed value suggests room for value growth if renovations are undertaken, but it also reflects the home’s age and likely deferred maintenance. A year built of 1894 places this among the oldest homes in the city (top 0.05% citywide), which will appeal to buyers who appreciate character, can work with older systems, and are comfortable with a fixer-upper or phased renovation.

This property suits:

• Buyers looking for a larger-than-average house and lot in a central Winnipeg neighbourhood, at a below-average price point.
• Renovators or handy homeowners who want to build equity through upgrades.
• Anyone interested in a pre-1900 home with original character, provided they have realistic expectations about upkeep.

It is less suited to first-time buyers seeking move-in condition, investors looking for immediate rental income, or anyone hoping to avoid major work in the near term.

Frequently Asked Questions

1. How does the assessed value compare to similar homes in the area?
The assessed value of $137,000 is well below the West Alexander average of $187,300 and far below the Winnipeg median of $390,100. On Logan Avenue specifically, this home ranks in the bottom 21% for assessed value. This likely reflects the home’s age and condition rather than its size or lot value.

2. What does the “top 6%” ranking for living area actually mean?
It means that of 219 homes on Logan Avenue with comparable data, only 14 have a larger living area than this one. The street average is 938 sqft, so this home is about 50% bigger than its immediate neighbours. That’s a meaningful difference for anyone who prioritises interior space.

3. Is the large lot usable, or is it awkwardly shaped?
The land area is 4,920 sqft, which is well above the street average of 3,664 sqft and ranks in the top 7% locally. The raw data doesn’t specify shape or grade, but a lot this size on a central street like Logan often allows for a backyard, possible garden space, or future additions—subject to zoning. A site visit is needed to assess practical usability.

4. Does the 1894 build date mean major renovations are likely required?
Almost certainly. A home from 1894 predates modern electrical, plumbing, and insulation standards. Systems may have been updated at some point, but the low assessed value suggests limited recent investment. Buyers should budget for structural, mechanical, and possibly foundation work. An inspection is non-negotiable.

5. Why is the citywide rank for assessed value so low (top 98%) if the house is larger than average?
Assessed value in Winnipeg is based on market value, which factors in location, condition, age, and recent sales data—not just square footage. This home is old, has below-average value for its street, and sits in a neighbourhood where values are generally lower than the city median. Size alone doesn’t drive value; condition and location matter more here.