1484 Pacific Avenue W – Property Summary

Key Characteristics & Buyer Profile

This is a 1962-built home with 702 square feet of living space on a 2,502-square-foot lot, currently assessed at $211,000. Its most distinctive feature is the disconnect between size and value. The living area is small by every measure—well below average for its street, neighbourhood, and city. Yet its assessed value sits comfortably above both street and neighbourhood averages, ranking in the top 28% and 25% respectively. This suggests the property carries value beyond square footage: likely its age (older than most nearby homes, ranking in the top 20% on the street and top 11% in the area), its location in Weston, or perhaps structural qualities not captured in floor plans. The land parcel is average for the street but smaller than the typical Weston lot, and well below city norms. Citywide, the property falls in the bottom tier for both living area and lot size, and its assessed value drops to the bottom 10%—reflecting how much Winnipeg’s housing stock skews larger and more expensive.

The appeal here is for a buyer who values location and structure over space. This would suit someone looking for a more affordable entry point into Weston, a buyer who plans to renovate or add square footage (the lot, while modest, offers some room), or an investor targeting a property where the assessed value already outpaces the street average. It’s less suited for families needing room to grow or buyers who want a turnkey home with generous interior space.

Frequently Asked Questions

1. Why is the assessed value above average when the home is so small?
Assessed value reflects more than square footage—it considers location, lot desirability, structural condition, and recent sales of comparable homes. This property’s age (1962) puts it in a well-established part of Weston, and older homes in stable areas often hold value better than their size alone would suggest.

2. How does this property compare to other homes on Pacific Avenue W?
It’s smaller than most (top 85% by living area), but older and higher-valued than the street average. Lot size is roughly mid-range. So you’re getting a less spacious home on a typical lot, but one that’s been maintained or situated well enough to command above-average valuation.

3. Is this a good candidate for a renovation or addition?
The 2,502-square-foot lot is smaller than the Weston average, so any addition would need to be carefully planned. However, the home’s strong assessed value relative to its size suggests there may be room to add value through smart renovations—especially if you can increase living area without overbuilding the lot.

4. How does the neighbourhood (Weston) compare to Winnipeg overall?
Weston homes tend to be older (average build year 1937) and smaller (average living area 936 sqft) than the city at large. This property fits that profile, though it’s on the smaller side even for Weston. The neighbourhood’s assessed values are below the city average, but this home ranks above the local average, indicating it’s a stronger performer within its immediate area.

5. Why does the citywide ranking drop so sharply for living area and value?
Winnipeg has a large stock of newer, bigger homes—the citywide average living area is 1,342 sqft, and average assessed value is $390,100. A 702-square-foot home valued at $211,000 is far below those benchmarks, so it naturally falls into a lower percentile citywide. The property’s strengths are relative to its street and neighbourhood, not the broader market.