546 Burrows Avenue – Property Summary

Key Characteristics & Buyer Profile

This 1910-built home offers 1,113 square feet of living space on a 2,463-square-foot lot. Its assessed value is $98,000.

What stands out here is not the home itself but what it represents relative to its surroundings. The living area is almost exactly average for the street and the William Whyte neighbourhood, but the assessed value is dramatically lower than both the street average ($227,300) and the neighbourhood average ($149,100). This gap suggests the property may be priced primarily for its structure and location rather than recent upgrades or land value. The land area is also notably smaller than typical for the area—below average at every level of comparison.

The appeal lies in affordability. For buyers who need to keep the purchase price low and are comfortable with an older home (the citywide median year built is 1966), this property offers entry into a neighbourhood where the median price point is significantly higher. It would suit first-time buyers, investors looking for a lower-cost renovation project, or anyone prioritizing budget over square footage and lot size. The home is not a standout in any metric, but it is consistent and unpretentious—a functional starting point rather than a finished product.

Five Possible FAQs

1. Why is the assessed value so much lower than the neighbourhood average when the living area is similar?
Assessed value reflects recent sale prices of comparable properties, condition, and upgrades. Since this home's living area is average but its value is well below the neighbourhood median, it likely indicates the property needs significant repairs or updates that haven't been reflected in recent sales nearby. It’s worth investigating the condition of major systems—roof, heating, electrical, plumbing.

2. The house was built in 1910. What should I expect in terms of maintenance?
Older homes often have solid framing but outdated insulation, wiring, and foundations. The year-built ranking shows it's older than about 94% of homes citywide, so expect potential issues with knob-and-tube wiring, lead paint, and possibly an uninsulated basement. A thorough inspection is essential, especially for the foundation and drainage, given the small lot size.

3. Is the small lot a problem for resale later?
It depends on the buyer pool. Smaller lots can appeal to people who want low-maintenance yards or are priced out of larger properties. However, the land area is in the bottom 16% on the street and bottom 3% citywide. If the neighbourhood trends toward larger lots and family homes, resale might take longer. If it attracts investors or downsizers, the smaller lot could be neutral or even positive.

4. How does this home compare to others on the same street?
It's average in size but far below average in assessed value and lot size. On Burrows Avenue, most homes have larger lots and are valued much higher. This suggests the property may be one of the more affordable entry points on the street, but also one of the more modest in terms of land and condition.

5. What's the neighbourhood like for a first-time buyer?
William Whyte is a central Winnipeg neighbourhood with a mix of older housing stock and some recent infill. It's generally more affordable than many other areas close to downtown. The trade-off is that you're buying into an older, denser area with smaller lots and older infrastructure. For a first-time buyer on a tight budget, it offers a realistic path to ownership, but you'll likely need to invest in repairs over time rather than expecting a move-in-ready home.