Key Characteristics & Buyer Fit

This is a 1,056 sqft single-family home on a 5,771 sqft lot, built in 1960. Its key appeal lies in being a solid, middle-of-the-pack property that offers better value on price than its size might suggest. On its street (Bibeau Bay), the home is larger than average (top 30% for living area) but is assessed well below average for property tax value (bottom 86%). This means you are getting more interior space for a lower relative tax bill compared to immediate neighbors.

The property is unremarkable in the broader Windsor Park community and Winnipeg as a whole—living area, lot size, and build year all fall near the local medians. The standout feature is the land-to-value ratio: the lot is close to the neighborhood average, but the assessed value is notably lower than the community average. This suggests the house itself is the value driver, not the land speculation.

It would suit buyers who want a functional, no-fuss home in an established neighborhood without paying a premium for standout features. Ideal for first-time buyers looking to get into a stable area with room to add sweat equity, or for investors seeking a property where the land value isn't already priced in. This home rewards a practical eye over an emotional one.

Five Possible FAQs

1. How does the property tax assessment compare to the actual market value?
The assessed value ($332,000) is significantly below the community average ($354,000) and well under the street average ($357,000). This does not directly predict market price, but it means the property's tax burden is lower than many comparable homes nearby. This could reflect a conservative assessment or deferred updates that may not be factored in yet.

2. The living area ranks high on the street but average in the city—what does that mean practically?
On Bibeau Bay, 1,056 sqft puts you in the top third for size, so you won't feel cramped relative to neighbors. Citywide, it's on the smaller side (bottom 66%), typical for older inner-ring suburbs. The practical upside is lower utility and maintenance costs than a larger home, without feeling like the smallest house on the block.

3. Are there any red flags with a 1960 build?
Nothing in the data suggests a problem. The build year is exactly average for the street and very close to the community median (1961). This is typical for Windsor Park's postwar housing stock. Expect systems (plumbing, electrical, insulation) to be original or updated depending on the owners—this would need a physical inspection, but there's no statistical anomaly here.

4. The lot is 5,771 sqft—is that small for the area?
It's slightly below the street average (5,951 sqft) and community average (6,030 sqft), but only by about 3–5%. For Winnipeg, it's actually above average (top 37% citywide), meaning you get a reasonably generous yard relative to the overall city. It's a usable, not oversized, lot.

5. Who would this home not suit?
Buyers looking for a "turnkey" move-in with modern finishes or a premium location (like close to downtown or a top school catchment) may find this property unexciting. It's also unlikely to suit someone seeking rapid appreciation, as the assessed value and land metrics suggest it's priced for stability, not speculation.