Property Summary: 1401 Pacific Avenue W, Winnipeg

Key Characteristics & Buyer Profile

This is a compact, older home with a living area of 572 square feet—significantly smaller than the street, neighborhood, and city averages. It was built in 1935, which puts it around the median age for its street and area but well older than the citywide average (1966). The assessed value sits at $148,000, below the street and neighborhood averages of roughly $185,000, and far below the citywide average of $390,100. The lot is 2,473 square feet, also below average at all three levels.

The appeal here is affordability and entry-level pricing. The assessed value ranks in the top third on its street and in the neighborhood, meaning it’s cheaper relative to nearby homes. The smaller footprint and older construction will appeal to buyers who are comfortable with a project or who prioritize low purchase price over space. It could suit first-time buyers, investors looking for a rental property with lower entry cost, or someone wanting to downsize significantly. The below-average lot size may be a limitation for expansion, but it also means less outdoor maintenance. Buyers should be aware that comparably small homes in this price range often require updates, and the 1935 build suggests older systems and finishes.

Frequently Asked Questions

1. How does the living area compare to other homes nearby?
This property is in the 98th percentile for small size on its street and in the neighborhood—only about 2% of comparable homes are smaller. The average nearby home is around 986 square feet, nearly double this unit’s size.

2. What does the assessed value tell me about the market price?
The assessed value of $148,000 is below the street average of $186,200 and the neighborhood average of $184,700. However, assessed value is not always a direct reflection of current market value—it’s a baseline used for property tax calculations. In a competitive market, sale prices can exceed assessments.

3. Is the lot big enough for an addition or garage?
At 2,473 square feet, the lot is smaller than 86% of properties on the same street and in the area. Adding square footage or a detached garage would be tight and would likely require a variance or special permit. Zoning and setback rules should be checked before planning any expansion.

4. What should I expect from a 1935 home in terms of maintenance?
Homes from this era often have original foundation materials (e.g., fieldstone or concrete block), knob-and-tube wiring, galvanized plumbing, and single-pane windows. Insulation may be minimal. A thorough home inspection is advisable—especially for the roof, electrical system, and basement moisture. Some buyers find character details like hardwood floors or solid wood trim, but systems will likely need updating.

5. How does this property compare to others in Winnipeg overall?
Citywide, this home ranks near the bottom for size (top 100% means it’s among the smallest 0.5%) and land area (top 96%), and the assessed value is in the bottom 3% of all properties. The year built is older than 82% of homes citywide. In short, it’s a small, older, low-value home by Winnipeg standards—but that also means it’s one of the more affordable options in the city.