1316 Logan Avenue – Property Summary

Key Characteristics & Ideal Buyer Profile

This is a 918 sqft home on a 3,201 sqft lot, built in 1905, with an assessed value of $202,000. Its appeal is largely tied to affordability and relative value within Winnipeg’s Weston neighbourhood. The assessed value ranks well above average on the street (top 27%) and neighbourhood (top 31%), meaning you get more assessed value per square foot than many nearby homes. However, citywide, both its living area and assessed value fall in the bottom tier—this is not a property that competes on size or luxury.

The house is old even by local standards, ranking among the oldest on the street and in the area. That’s a double-edged sword: it suggests character and established construction, but also potential maintenance needs or dated systems. The land is modest compared to city averages but sits close to the neighbourhood norm.

This property suits buyers who prioritize affordability and location over square footage or a modern build. It would be a logical fit for first-time buyers looking to enter the market without stretching too far, or for investors seeking a lower-cost entry point in an older, centrally located Winnipeg neighbourhood. It’s less suitable for those wanting a turnkey home with generous living space or a large yard.

Frequently Asked Questions

1. How does the assessed value compare to what I’d actually pay?
Assessed value ($202K) is a municipal estimate for property tax purposes. The sale price is set by the market. Given that the home ranks high for value on its street but low citywide, it could be priced below many Winnipeg homes. A local realtor can tell you whether recent sales in Weston align closely with the assessment or tend to run above or below it.

2. What kind of maintenance issues are common in a 1905 home?
Homes this old often have original foundations (fieldstone or rubble) that may need repointing or waterproofing. Electrical and plumbing systems may have been updated, but not always. It’s worth checking for knob-and-tube wiring, cast iron drains, and whether the furnace and roof have been replaced recently. Older homes also tend to have less insulation and may need upgrades for energy efficiency.

3. Is the smaller lot size a problem for resale?
Within Weston, the lot is around average. Many buyers in this area expect narrower, city-sized lots. The bigger mismatch is with citywide expectations—Winnipeg’s average lot is much larger, but that’s driven by suburban sprawl. For a house in an older, urban neighbourhood, 3,200 sqft is normal. Resale should be fine if the house itself is well maintained.

4. How does the school catchment area look?
That isn’t covered in the data provided. Weston falls within the River East Transcona School Division and some areas serve nearby schools. It’s worth checking the specific catchment for this address if schools are a priority, as boundaries can affect desirability and resale for family buyers.

5. What does “top 82% citywide for living area” actually mean?
It means the home is smaller than about 82% of comparable homes across Winnipeg. That sounds stark, but it puts it in good company with many older, central-city houses. The citywide average (1,342 sqft) is pulled up by newer suburban homes. For someone who values location, walkability, or lower purchase price, the smaller size is often a trade-off they’re willing to make.