860 McDermot Avenue – Property Summary

Key Characteristics & Buyer Profile

This is a 1,168-square-foot home built in 1945, sitting on a 3,301-square-foot lot in Winnipeg’s West Alexander neighbourhood. The property stands out most for its assessed value: at $247,000, it’s well above the street average of $214,100 and the neighbourhood average of $187,300. That suggests the home has been updated or has features that add value relative to its immediate surroundings. The living area is around average for the street and the city, and the lot size is slightly smaller than typical for the area.

The appeal here is value within a specific context. You’re getting a home that’s assessed higher than most on its street and in the neighbourhood, but it remains below the citywide average assessed value of $390,100. That gap matters—it means the property sits in a lower-cost part of the city but has above-average local standing. The year-built is older than most citywide (1945 vs. a city average of 1966), which may appeal to buyers who appreciate pre-war construction or are looking in an established, mature neighbourhood rather than newer subdivisions.

This property would likely suit a buyer who wants to avoid competing at higher citywide price points, but still wants a home that ranks well locally. It could work for someone looking for an older home with some existing character or recent improvements, or for an investor betting that the neighbourhood continues to close the gap with citywide averages. It’s less suited to someone who wants a large lot or a newer, turnkey home in a high-growth area.

Frequently Asked Questions

1. How does the assessed value compare, and what does it really mean?
The assessed value is $247,000. That ranks in the top 24% on the street and top 16% in the neighbourhood, meaning it’s one of the higher-valued properties nearby. But citywide, it ranks in the bottom 84%—so it’s well below most Winnipeg homes. That combination often signals a property that’s a strong value within its immediate area but not overpriced relative to the broader market.

2. The lot is 3,301 sqft—is that small for the area?
It’s smaller than the street average of 3,789 sqft and the neighbourhood average of 3,591 sqft, and well below the citywide average of 6,570 sqft. So yes, it’s a relatively compact lot, especially by Winnipeg standards. That might be a downside if you want a big yard, but it could mean less maintenance and a lower price point compared to larger-lot homes nearby.

3. The home was built in 1945—are there any common concerns with homes of this age?
It’s newer than the neighbourhood average of 1921 but older than the citywide average of 1966. That age often means the home may have original plaster, older electrical, or an outdated heating system unless it’s been updated. Buyers should budget for potential upgrades, but also note that many homes from this era were built with durable materials and good bones. A pre-purchase inspection is especially recommended.

4. How does the living area compare to similar homes?
At 1,168 sqft, it’s around average for the street (average 1,144 sqft) and the neighbourhood (average 1,299 sqft). Citywide, the average is 1,342 sqft. So the space is slightly below typical for the city, but right in line with what’s common on this street. It’s a modest but functional home—not cramped, but not spacious.

5. What’s the neighbourhood like, and is it considered up-and-coming?
West Alexander is an older, central neighbourhood. The data shows the property ranks well locally in assessed value, but the area as a whole has lower citywide values. That often points to a neighbourhood with older housing stock that may be undervalued relative to other parts of Winnipeg. It’s worth looking at recent sales trends and nearby developments to see if values are rising. The property’s high local rank suggests it could be one of the stronger homes in an area that may have room to grow.