638 Redwood Avenue – Property Summary

Key Characteristics & Buyer Profile

This 1911 home in the William Whyte neighbourhood offers 1,223 sqft of living space on a 3,379 sqft lot, with an assessed value of $179,000. The property stands out most at the street level, where its living area ranks in the top 19% on Redwood Avenue—a meaningful advantage for buyers prioritizing interior space over lot size. The assessed value is notably below citywide averages (ranked in the bottom 6%), which reflects both the older housing stock and the neighbourhood’s more affordable price point compared to Winnipeg as a whole.

The appeal here is twofold. First, the home provides above-average square footage relative to its immediate neighbours, which can translate to more usable rooms or layout flexibility. Second, the assessed value sits above the William Whyte neighbourhood average ($149,100), suggesting the property holds its own within the local market without being overpriced. The year built (1911) places it among older homes citywide, which often appeals to buyers interested in character features, though it also implies potential maintenance considerations common to century homes.

This property would suit buyers who value interior space over a large yard (the lot is below citywide average) and are comfortable with an older home in a transitional neighbourhood. It may also appeal to investors or first-time buyers looking for below-median pricing citywide with relatively strong local value retention. The combination of a top-tier street-level ranking for living area and a below-average assessed value citywide is uncommon—most properties that rank highly in one dimension tend to be priced higher in both.

Frequently Asked Questions

1. How does the assessed value compare to similar homes nearby?
On Redwood Avenue, the $179,000 assessment is slightly above the street average of $174,000, ranking in the top 37%. Within the broader William Whyte neighbourhood, it sits well above the $149,100 average—placing it in the top 26%. Citywide, however, it falls far below the $390,100 average, reflecting the significant price gap between this area and more expensive Winnipeg districts.

2. What condition should I expect from a 1911 home?
The year built is typical for the street and neighbourhood, where median construction dates hover around 1927–1934. A home this age often retains original trim, hardwood floors, or masonry work, but buyers should budget for updates to plumbing, electrical, insulation, and roofing. The data here doesn't include condition reports, so a thorough inspection is strongly recommended.

3. Is the living area unusually large for this price range?
Yes, particularly at the street level. At 1,223 sqft, it's about 22% larger than the Redwood Avenue average of 1,005 sqft, yet the assessed value is only marginally above the street average. This suggests you're getting more square footage per dollar compared to immediate neighbours—a detail that sometimes gets overlooked when focusing solely on citywide comparisons.

4. Why is the land area considered below average citywide?
At 3,379 sqft, the lot is about half the citywide median of 6,570 sqft. However, within William Whyte, the average lot is 3,277 sqft, so this property is actually slightly above the norm for its neighbourhood. Smaller lots are common in older, more central Winnipeg areas, and they often mean less yard maintenance.

5. What does the "Top 94%" citywide ranking for assessed value actually mean?
It means the property's assessed value is lower than approximately 94% of comparable homes across Winnipeg. In practical terms, this makes it one of the more affordable options citywide—but it also reflects the neighbourhood's current market position, which may not appreciate as quickly as higher-ranked areas. For buyers focused on cash flow or low entry price, this can be an advantage; for those prioritizing resale upside, it's worth weighing against neighbourhood trends.