45 Evenwood Crescent – Property Summary

Key Characteristics & Buyer Profile

This is a compact single-family home in Winnipeg’s Westdale neighbourhood, built in 1971 with 720 square feet of living space on a 4,181-square-foot lot. Its assessed value is $280,000.

The property’s strongest relative advantage is its lot size—ranked in the top 14% on Evenwood Crescent, meaning it sits on noticeably more land than most neighbouring homes. The assessed value also stands out locally, ranking in the top 20% on the street, which suggests the property may have been well maintained or updated compared to nearby homes built the same year.

Where the property falls short is living area. At 720 square feet, it’s smaller than average for the street (862 sqft), the neighbourhood (1,029 sqft), and citywide (1,342 sqft). The home is in the bottom quartile citywide for living space. This is not a house for someone who needs multiple large rooms or an open-concept great room. It would suit a buyer who prioritizes outdoor space over interior square footage—perhaps a first-time buyer, a downsizer moving from a larger home, or someone who wants a manageable footprint with room for gardening, a workshop, or future expansion. The 1971 build year is typical for the street and neighbourhood, though slightly newer than the citywide average.

One less obvious angle: the large lot on a street where smaller lots are the norm gives this property a different kind of potential. For a buyer willing to renovate or add square footage, the land itself may represent more long-term value than the current house does. Another perspective: because the assessed value punches above the street average while the living space is below it, a buyer should look carefully at what that $280K valuation is actually capturing—it may reflect recent interior finishes or mechanical updates rather than sheer size.

Frequently Asked Questions

1. Why is the assessed value high on the street but low compared to the city average?
The street average in Westdale is $265,800, so $280,000 is above that—but the citywide average for comparable homes is $390,100. This reflects Westdale’s more modest price bracket relative to Winnipeg as a whole. The home is a good value within its immediate context, not a bargain by citywide standards.

2. Is a 720-square-foot home too small for resale?
It depends on the market. Smaller homes in desirable neighbourhoods with good lots often sell quickly to the right buyer—especially downsizers or singles. But if the broader market shifts toward larger homes, resale could take longer. The lot size helps offset the small interior.

3. What does “neighbourhood level: below average” for living area really mean?
Westdale’s average living area is 1,029 square feet, so this home is about 30% smaller than the neighbourhood norm. That puts it in the bottom 6% locally. Buyers should expect that most homes nearby will feel larger inside.

4. Is the year built a concern for maintenance?
1971 is not unusually old for Winnipeg, but homes from that era typically have original electrical, plumbing, and insulation that may need updating. Check for aluminum wiring, single-pane windows, and asbestos in old flooring or ceiling tiles. A pre-purchase inspection is worthwhile.

5. How should I compare this property to others in the area?
Focus on the lot size and assessed value—those are the home’s strongest cards. Use the neighbourhood map analysis (linked in the original listing) to compare these two metrics side by side with nearby homes. If a similar house on a smaller lot is priced similarly, this lot adds real dollar value.