652 Aberdeen Avenue – Property Summary

Key Characteristics & Buyer Profile

This is a 700 sqft home built in 1927 on a 3,004 sqft lot, with an assessed value of $127,000. The property ranks in the bottom percentile city-wide for living area (top 96% means larger homes in 96% of Winnipeg) and value (top 98% means higher-value homes in 98% of the city), but scores closer to average within its own street and neighbourhood for year built, land size, and assessed value.

The appeal here is straightforward: this is an entry-level price point in an older, established neighbourhood. The home is small by modern standards, and the assessed value reflects that. Within the William Whyte area, it's not an outlier—neighboring homes are similar in age and lot size, which suggests a consistent, unrenovated stock. For a buyer, the trade-off is clear: you're getting a low-cost property in a city where $127,000 buys very little elsewhere. The land itself (3,004 sqft) is close to the neighbourhood average, so the value is more in the lot than the structure.

This would suit a first-time buyer with limited budget who is comfortable with a fixer-upper or a smaller space, or an investor looking for a low-cost entry into a neighbourhood that may see gradual appreciation. It would not suit someone seeking a turnkey home, above-average square footage, or a newer build without major renovation.

Frequently Asked Questions

1. Why is the assessed value so low compared to the city average?
The city average ($390,100) is skewed by newer, larger homes in higher-value areas. Within William Whyte, the average assessed value is $149,100, so this property is only about 15% below its own neighbourhood norm. The low city-wide rank (top 98%) reflects how much of Winnipeg's housing stock is newer and more expensive.

2. How does the living area compare to other homes on the street?
At 700 sqft, it's about 30% smaller than the average for nearby homes on Aberdeen Avenue (1,025 sqft). It ranks in the bottom 13% of that street, meaning most neighboring houses are larger. This is a genuinely small home, even for this area.

3. Is the year built a concern?
The home was built in 1927, which is slightly older than the street average (1930) and about average for the neighbourhood. City-wide, 84% of homes are newer. This is typical for older inner-city areas—buyers should expect the maintenance needs of a nearly 100-year-old house, including potential knob-and-tube wiring, lead pipes, or foundation settlement.

4. What does "rank by land area, larger = better rank" mean for this property?
The lot is 3,004 sqft, which is smaller than the street average (3,265 sqft) and neighbourhood average (3,277 sqft), but still larger than many city lots. On Aberdeen Avenue, it ranks in the top 35% for lot size—meaning 65% of houses on this street have even smaller lots. For a smaller home, a modest lot can be a practical advantage for yards or parking, rather than a drawback.

5. How does this property compare to a typical starter home in Winnipeg?
A typical starter home in Winnipeg might be 900–1,100 sqft, built in the 1950s–1970s, on a 3,500–4,000 sqft lot, assessed around $200,000–$250,000. This property is smaller, older, and lower-valued in all three categories. It represents the most affordable end of the market, where price is the main draw, and trade-offs in size, age, and condition are expected.