1462 Roy Avenue – Property Summary

Key Characteristics & Buyer Profile

This is a 700 sqft home built in 1946 on a 3,895 sqft lot, with an assessed value of $137,000. The property’s strongest feature is its land-to-living-area ratio: the lot is above average for the Weston neighborhood (top 29%), while the house itself is notably compact (top 96% citywide for small size). The year built is roughly average for the street and above average for the area, meaning the home is older than most citywide but typical for its immediate surroundings. The assessed value is low relative to all benchmarks—among the bottom 2% citywide—which reflects both the small living area and the street’s pricing profile.

The appeal here is not about space or flash. It’s about affordability and a solid land position in an established neighborhood. For a buyer who values a larger yard or garden space over square footage inside, this offers something many newer infills do not: room to spread out outdoors without paying for interior space you don’t need. It would suit first-time buyers looking for an entry point into Weston, or someone willing to renovate or build later, given the lot dimensions. It’s less suitable for families needing multiple bedrooms or someone wanting a move-in-ready home with modern finishes.

FAQs

1. Why is the assessed value so low compared to the street and city averages?
The $137,000 assessment is driven primarily by the small living area (700 sqft) and the street’s overall pricing, which is already below the city median. The home is in the bottom 11% for value on Roy Avenue and bottom 2% citywide, so the number is consistent with the size and condition implied by the data. It reflects the market’s valuation of a compact older home without major recent upgrades.

2. Is the lot large enough to rebuild or add an addition?
At 3,895 sqft, the lot is above average for Weston (top 29%) but still modest by citywide standards. It’s sufficient for a typical detached home expansion or a small infill, but does not offer subdivision potential. Buyers should check zoning and setback rules, as older neighborhoods often have narrower frontages. The data suggests the lot is a relative strength compared to neighboring properties.

3. How does the age of this home compare to others in Winnipeg?
Built in 1946, the home is older than 77% of properties citywide, but it’s actually newer than the average home in Weston (which leans older, built around 1937). On Roy Avenue itself, the home is slightly newer than the street average of 1950. So it’s not old for the area, but it is old for the city overall. Expect maintenance typical of a mid-century build.

4. Is this a good investment for a fix-and-flip?
The assessed value is low, which could mean lower acquisition cost, but the street’s average value is only $194.5k, so upside is capped by the neighborhood ceiling. Renovations would likely need to be cost-effective and not over-improve for the street. The land is the main asset; a flip would depend on buying below assessment and adding value without exceeding what Roy Avenue can support.

5. What does “top 96%” for living area actually mean?
It means this home is in the smallest 4% of properties citywide by living area. The average comparable home in Winnipeg is 1,342 sqft—nearly double this one. For someone looking for a compact, low-footprint home, that’s a positive. For someone needing more interior space, it’s a clear limitation. The ranking is not a value judgment, but a factual comparison to other homes in the city.