Here is a clean, standalone summary of the property at 2458 McGillivray Boulevard.

Key Characteristics & Target Buyer

This is a 1,096 sqft home built in 1919 on a 4,069 sqft lot in the Whyte Ridge neighborhood of Winnipeg. Its most notable feature is its position within the surrounding market: the home is significantly smaller in living area and land size than the neighborhood average, and its assessed value reflects that—sitting well below the typical home in Whyte Ridge. On its own street, it performs closer to average, but citywide, both its age and value rank in the bottom third of comparable homes.

The appeal here is not in a premium property, but in an entry point. This home likely suits a buyer who wants access to the Whyte Ridge area but cannot or does not want to pay for the larger, newer homes that dominate the neighborhood. It may appeal to someone looking for a smaller footprint—perhaps a downsizer, a first-time buyer on a tighter budget, or an investor interested in a renovation project in a desirable area where surrounding property values are much higher. The disconnect between the street-level rankings (where the home is around average) and the neighborhood-level rankings (where it is near the bottom) suggests this property represents the more affordable, modest end of an otherwise upscale pocket.

Frequently Asked Questions

1. Why is the assessed value so low compared to the neighborhood average?
The assessed value is $224,000, while the neighborhood average is $529,600. This is almost entirely due to the home being much older (1919 vs. the neighborhood average of 1994) and sitting on a smaller lot (4,069 sqft vs. the neighborhood average of 6,175 sqft). While the location is the same, the physical characteristics of this property are considerably different from what is typical in Whyte Ridge.

2. Is the "Top 98%" ranking for living area in the neighborhood a bad thing?
In this case, yes. The ranking system uses "larger = better," so being ranked 2,346 out of 2,382 (Top 98%) means this home is among the smallest in the neighborhood. Only about 2% of comparable homes have a smaller living area. This is a key feature to be aware of—the home offers 1,096 sqft in a neighborhood where the average home size is 1,666 sqft.

3. How does this property compare to the citywide average?
Citywide, the home is fairly middle-of-the-road. It is larger (1,096 sqft) than the citywide average for comparable homes (1,342 sqft) and older (1919 vs. the citywide average of 1966). Its assessed value of $224,000 is below the citywide average of $390,100. In short, it's a modest home on a citywide scale, but it stands out as an outlier within its own high-value neighborhood.

4. Could the older construction be a positive?
Yes, for the right buyer. A home built in 1919 may have features not common in newer builds, such as solid older framing, plaster walls, character details, and a deeper lot shape. However, it also implies potential for older systems (wiring, plumbing, foundation) and a higher likelihood of needing updates. This is not a "turnkey" property for someone expecting modern construction, but it may appeal to someone who values the character or sees the price as a way to build equity through renovation.

5. Why is the land area ranked so low on the street?
The average land area on McGillivray Boulevard is 8,908 sqft, while this property has 4,069 sqft. This means the home sits on roughly half the land of its neighbors on the same street. This is a critical detail for anyone considering the lot’s potential for expansion, a garage, or yard space. The limited land area is a primary reason the property is priced significantly below the street average.