146 Garfield Street S – Property Overview

Key Characteristics & Buyer Profile

This 1920s home in Wolseley offers 936 square feet of living space on a 3,024-square-foot lot. Its standout feature is assessed value: at $369,000, it ranks in the top 7% on Garfield Street, far exceeding the street average of $269,300. That’s unusual for a home with below-average living area—it’s not the square footage driving the price.

The appeal lies in the lot’s potential and the neighbourhood’s character. Wolseley is an older, established area where smaller homes on larger lots are common, but this property’s land-to-building ratio is better than many nearby. Buyers drawn here often care more about location, mature trees, and renovating a period home than getting maximum interior space upfront. The living area puts it in the bottom 25% of Wolseley, so this isn’t a house for someone needing a spacious open plan right away.

Who it suits: buyers open to a fixer-upper or phased renovation, investors betting on lot value in a desirable Winnipeg neighbourhood, or downsizers who prioritize street prestige and walkability over square footage. It’s less suited for families needing multiple bedrooms or anyone wanting a turnkey home with a large kitchen.

Frequently Asked Questions

1. Why is the assessed value so high compared to other homes on the same street?

Assessed value reflects more than just living area—it factors in lot size, location, condition, and recent sales in the immediate area. On Garfield Street, many homes are smaller or on tighter lots. This property’s 3,024-square-foot lot and its position in a strong pocket of Wolseley likely push the assessment upward, even though the house itself is modest.

2. Is a 936-square-foot home in Wolseley considered small for the neighbourhood?

Yes, but not unusually so. The neighbourhood average is 1,622 square feet, making this about 40% smaller than typical Wolseley homes. However, the street average is only 1,085 square feet, meaning this size is fairly common on Garfield itself. It’s a compact house, not an outlier.

3. How does the 1920 build affect things like insurance, heating, or renovations?

Older homes often mean higher insurance premiums due to aging electrical, plumbing, or roof systems. Heating costs may be elevated if windows and insulation haven’t been updated. On the upside, Wolseley homes from this era tend to have solid framing and good bones. Any renovation should budget for bringing systems up to modern code.

4. The lot is 3,024 square feet—is that enough for an addition or garage?

It’s workable but tight. The citywide average lot is over 6,500 square feet, so this is small by Winnipeg standards. Adding a garage or a modest extension would require careful planning and likely a zoning variance. Many owners in Wolseley with similar lots opt for rear lane access or keep the footprint as-is and focus on interior updates.

5. How does this property compare to the rest of Wolseley in terms of value?

On value, it’s around average for the neighbourhood, ranking in the top 40% of Wolseley homes by assessed value. That’s decent, but not exceptional for the area. The real value proposition is that you’re paying a street-level premium for a house that’s smaller than most neighbours. The upside depends on whether you can add living space or update the interior without overcapitalizing.