785 Dale Boulevard – Property Summary

Key Characteristics & Buyer Profile

This is a 1971 home in Winnipeg’s Westdale neighbourhood with 1,008 square feet of living space on a 3,102-square-foot lot. Its assessed value is $250,000. The property ranks below average across all three metrics—living area, land size, and assessed value—when compared to the street, neighbourhood, and city. The living area is roughly 80 square feet smaller than the street average, and the lot is about 2,300 square feet smaller than the typical lot on Dale Boulevard. The home’s year built is roughly in line with the neighbourhood average, meaning it isn’t unusually old or new for the area.

The appeal here is mostly about affordability and lower entry cost. The assessed value is significantly below both the street average ($337,500) and the citywide average for comparable homes ($390,100), which suggests a more modest purchase price. The smaller lot and living area also mean lower maintenance and utility costs, and potentially lower property taxes. This property would likely suit first-time buyers, downsizers, or investors looking for a functional property in an established neighbourhood without paying a premium for extra space or a large yard. It may also appeal to someone who prioritizes location—Westdale is a well-established area—over square footage or lot size. That said, the below-average rankings across the board mean resale upside may depend more on the condition of the home and any renovations than on the lot or living area alone.

FAQs

1. Why is the assessed value so much lower than the street and city averages?
The $250,000 assessment reflects the combination of a smaller living area, a notably smaller lot, and the home’s age (1971). Street-level averages are pulled up by larger, more valuable properties on Dale Boulevard. The citywide average includes many newer or larger homes, so this property falls well below that benchmark.

2. Is a 3,102-square-foot lot unusually small for Westdale?
Yes. The neighbourhood average lot size is about 5,168 square feet, so this lot is roughly 40% smaller. That ranks it in the bottom 11% of Westdale properties. It may limit options for additions, a garage, or extensive landscaping, but it also means less outdoor upkeep.

3. How does the living area compare to other homes built around 1971?
The 1,008-square-foot living area is slightly below the citywide average for comparable homes (1,342 sqft) and below the street average (1,088 sqft). Homes from the early 1970s in Winnipeg often had larger floor plans, so this is on the smaller side for its era, but not unusually so.

4. Is this property a good option for a renovation or addition?
Potentially, but the small lot size is the main constraint. A major addition would likely require a variance or conditional use permit due to setback and lot coverage rules. Cosmetic renovations or interior reconfigurations would be more straightforward. An experienced local realtor or contractor could advise on what’s possible.

5. What does “ranked #86 out of 91 on the street” for land area actually mean?
It means only five homes on Dale Boulevard have a smaller lot than this one (3,102 sqft). That puts it in the bottom 5% of the street. The ranking is based purely on land size—larger lots rank higher. This is a useful benchmark if lot size is important to you.