802 Alexander Avenue – Property Summary

Key Characteristics & Ideal Buyer Profile

This property at 802 Alexander Avenue is a 1911-built home with 996 square feet of living space on a notably large 5,181-square-foot lot. Its standout feature is the land: it ranks in the top 3% on the street and top 11% in the neighbourhood for lot size, which is roughly 70% larger than the average home on Alexander Avenue. The assessed value of $173,000 is slightly below the street average of $184,300, and significantly below the citywide average of $390,100—reflecting its smaller living area and older construction.

The appeal here is about space outside, not inside. The house itself is modest in square footage and over 110 years old, which may mean outdated systems or finishes. But the land offers rare potential in a central Winnipeg neighbourhood: room for additions, a large garden, a workshop, or possible future redevelopment (subject to zoning). It would suit a buyer who values outdoor space over interior square footage, has the patience or budget for renovation, or is looking for a property with long-term upside based on land value rather than turnkey condition. It's less suited for someone wanting a move-in-ready home or a large open floor plan.

Frequently Asked Questions

1. How does the living area compare to other homes in the area?
The 996 sqft is on par with the street average (1,015 sqft) but below the neighbourhood average of 1,299 sqft and the citywide average of 1,342 sqft. It ranks in the top 49% on the street, so it's typical for the immediate block.

2. Why is the assessed value so much lower than the city average?
The assessment reflects the home's smaller living area and older construction (1911). Citywide averages include newer, larger homes in higher-value areas. The property's $173,000 value is actually near the middle for its street (top 48%) and neighbourhood (top 55%).

3. What can I do with a 5,181 sqft lot in this neighbourhood?
That depends on current zoning and city regulations. The lot is significantly larger than average for the area (3,591 sqft neighbourhood average), so options may include building an addition, a detached garage, or a secondary suite—but you'd need to check with Winnipeg's planning department. It's also simply a rare amount of private outdoor space in a central location.

4. Is a 1911 home likely to have any major issues?
Homes of this age often have older electrical, plumbing, and insulation. The foundation and roof are also worth a close inspection. That said, many century homes in Winnipeg have been well-maintained or updated—so condition varies case by case. The year-built ranking (top 63% on the street) suggests there are both older and newer homes nearby, so it's not unusually old for the block.

5. How does this property compare to others on Alexander Avenue?
On the street level, it's fairly typical for living area and assessed value—right around the middle. Where it stands out is land area (top 3%) and age (it's older than the street average of 1937). Essentially, you get a similar-sized house to neighbours but on a much larger lot, and at a comparable price to other homes on the street.