45 Boulder Bay – Property Summary

Key Characteristics & Buyer Profile

This 1,428 sqft home on Boulder Bay stands out primarily for its living space. It ranks #1 out of 34 homes on the same street for living area, well above the street average of 1,086 sqft. The lot is also generous at 5,999 sqft, placing it in the top 12% on the street. Built in 1959, it's one of the older homes in the area citywide (top 60%), but on its own street it's the oldest—which can appeal to buyers who value established construction and mature landscaping rather than a newer build.

Where the property is less competitive is assessed value. At $299k, it's below average compared to the street ($322k), the Windsor Park neighbourhood ($354k), and the city ($390k). This gap between a larger-than-average home and a lower-than-average valuation might point to a property that's undervalued relative to its size—potentially interesting for buyers looking for renovation or equity-building opportunities.

The home would likely suit:

• Buyers prioritizing square footage and lot size over a move-in-ready, top-of-market finish.
• Investors or flippers who see upside in the discrepancy between physical size and assessed value.
• Families or owners who prefer a larger footprint in a well-ranked street (top 3% for living area) without paying a premium for a fully updated interior.

A less obvious angle: the year-built ranking (oldest on the street) combined with a lower assessed value could also signal that this home hasn't been extensively renovated, meaning the next owner gets to make choices about finishes and systems rather than paying for someone else's upgrades.

Frequently Asked Questions

1. Is this home priced below market because something is wrong?
Not necessarily. The lower assessed value relative to street and neighbourhood averages likely reflects condition, finish level, or lack of recent updates—not a fundamental defect. It's common for larger, older homes to appraise below trendier, smaller renovated properties nearby.

2. How does the lot size compare to typical properties nearby?
The 5,999 sqft lot is above the street average (5,447 sqft) and among the top 12% on Boulder Bay. It's slightly below the neighbourhood average (6,030 sqft), but still generous for a city lot. It offers more outdoor space than most homes on the street.

3. Why is the assessed value lower than the city average even though the living area is larger?
Assessed value reflects more than square footage—it accounts for age, condition, finishes, and recent sales data. Since this home is older (1959) and ranks lower in value on both the street and neighbourhood levels, it likely needs updating or hasn't kept pace with rising property values in the area.

4. Is Windsor Park a desirable neighbourhood?
Based on the data, the street itself ranks elite for living area, and the neighbourhood is above average for that metric as well. The broader Winnipeg rankings are more average—suggesting Boulder Bay is a standout pocket within Windsor Park, not the whole area.

5. What does the “rank by year, newer = better rank” mean for a 1959 home?
It means the ranking system assumes a newer home is more desirable. Being the oldest on the street (top 3% rank here means #1 out of 34, but in the "newer is better" context, that's actually a low desirability score). So while the home is older, it's not unusually old for Winnipeg or the neighbourhood—it's just the earliest built on that block.