861 Winnipeg Avenue – Property Summary

Key Characteristics & Buyer Fit

This is a 1,123 sqft home built in 1921, sitting on a 3,301 sqft lot in the West Alexander neighbourhood of Winnipeg. What stands out is the assessed value: at $220,000, it ranks in the top 32% on the street and top 30% in the area, while the citywide average for comparable homes is $390,100. That means this property has a significantly lower tax base relative to much of Winnipeg, which is a practical advantage for long-term holding costs.

The living area is essentially bang-on average for the street and slightly below citywide norms. The lot is also on the smaller side—well below the citywide average of 6,570 sqft—but that’s fairly typical for an older urban infill property. The home’s age (1921) puts it among older stock citywide, but it’s actually middle-of-the-pack within West Alexander, where the average build year is the same. That tells you this is a neighbourhood of older homes, not an outlier.

The appeal here is subtle. It’s not a flashy property, but it’s reasonably priced for the area, sits on a street where values are consistent, and avoids the citywide tax burden that newer or more expensive homes carry. It would suit a buyer who values predictability over upside—someone looking for a modest older home in a stable, centrally located neighbourhood without competing in a hot market. First-time buyers or investors seeking a lower-risk entry point into a mature area could find this practical. It’s not a house that will grab attention in listings, but it might hold up well as a functional, long-term hold.

Frequently Asked Questions

1. How does the assessed value compare to similar homes nearby?
The assessed value of $220,000 is above the street average of $198,400 and the neighbourhood average of $187,300. It’s significantly below the citywide average of $390,100, which means it’s a relatively low-tax property compared to the rest of Winnipeg.

2. Is the living space small for a house this age?
At 1,123 sqft, it’s right around average for the street (1,121 sqft) and slightly below the neighbourhood average (1,299 sqft). For a 1920s home, this is a fairly typical size—not cramped, but not spacious. The layout and ceiling height will matter more than square footage alone.

3. Why is the lot size well below the city average?
The lot is 3,301 sqft, which is common for older infill lots in central Winnipeg. The citywide average (6,570 sqft) is pulled up by newer suburban lots and larger older lots on the outskirts. Within West Alexander, the average is 3,591 sqft, so this lot is close to the neighbourhood norm.

4. How does the age of the home affect maintenance expectations?
Built in 1921, the home is over a century old. In West Alexander, the average home is also from 1921, so you’re not taking on something much older than its neighbours. That said, older homes typically need more ongoing work—plumbing, electrical, foundation—depending on what’s been updated. A pre-purchase inspection is worth prioritizing here more than with a newer build.

5. Who is this property not a good fit for?
It likely won’t suit buyers looking for a turnkey modern home, a large yard, or strong resale upside in a fast-appreciating area. It’s also less ideal for anyone wanting a low-maintenance newer build. The value here is in stability and lower carrying costs, not in obvious growth potential or modern finishes.