48 Blackberry Bay – Property Summary

Key Characteristics & Buyer Profile

This is a 1,052 sqft home built in 1958 on a 5,998 sqft lot, currently assessed at $283,000. The property sits in Windsor Park, Winnipeg.

Where its appeal lies: The standout feature is the construction year. On Blackberry Bay, this home is the oldest on the street—ranked #1 out of 52 for age. That might sound like a drawback, but for a buyer who values original mid-century character, established construction, or a neighbourhood with mature landscaping, this is a distinct advantage. The lot is slightly smaller than average for the street but still generous at nearly 6,000 sqft, and the living area is around the middle of the pack both locally and citywide.

The assessed value is notably low relative to neighbours—ranking in the bottom 2% on the street and bottom 5% in the neighbourhood. This often reflects a home that hasn't been recently updated or expanded, which can mean either a lower purchase price or room to add value through renovations.

Who it suits: This property is best suited for buyers who:

• Appreciate original character homes from the late 1950s
• Are looking for a more affordable entry point into a well-established neighbourhood
• Have the budget and interest to invest in updates or expansions over time
• Prefer a quieter street setting with decent lot space

It's less suited for someone seeking a move-in-ready, fully modernized home or for those who want a larger-than-average floor plan without renovation.

Frequently Asked Questions

1. Why is the assessed value so much lower than the neighbourhood average?

The $283,000 assessment is about 20% below the Windsor Park average. This typically means the home hasn't had major upgrades—like a renovated kitchen, finished basement, or new windows—that would push the value up. It could also reflect an older floor plan or smaller square footage. From a tax perspective, this is a plus; from a resale perspective, it signals untapped potential.

2. Is the lot size considered small or average?

The 5,998 sqft lot is slightly below the street average (6,264 sqft) and neighbourhood average (6,030 sqft), but it's still in the top 42% citywide. It's a functional, modest city lot—not cramped, but not oversized. If you're used to newer suburban lots, this will feel typical for a 1950s-era Winnipeg neighbourhood.

3. What does "ranked #1 out of 52 on the street" for year built actually mean?

It means this is the oldest home on Blackberry Bay. Built in 1958, while the street average is 1957—so it's essentially tied with the oldest batch. This is a subtle distinction, but it indicates the home has original or very early construction details. This can matter for structural integrity (older framing, foundation materials) and for heritage character (hardwood, trim, layout).

4. How does the living area compare to similar homes in the city?

The 1,052 sqft is below the citywide average for comparable homes (1,342 sqft) and ranks in the bottom third. It's not a small home by older standards, but it is smaller than most modern single-family houses. If you're coming from a condo or an older bungalow, this will feel familiar. If you're used to 1,500+ sqft homes, it may feel tight.

5. What are the main risks or concerns with a home this old?

Beyond normal maintenance, the key risks are systems-related: the original furnace, wiring, plumbing, and roof may be at or past their expected lifespan. The assessment doesn't tell you about these, but the low value relative to neighbours suggests they haven't all been replaced recently. A home inspection is strongly recommended, particularly for electrical and foundation condition. On the upside, a 1958 build often has solid-dimensional lumber and mature trees that newer homes lack.