277 Evanson Street – Property Summary

Key Characteristics & Buyer Profile

This 1907 home in Wolseley offers 2,204 square feet of living space on a 2,401-square-foot lot. Its standout feature is size: it ranks in the top 1% for living area on Evanson Street, top 12% in the neighbourhood, and top 7% citywide. That’s rare for a house built before 1910—most homes from that era in Winnipeg are considerably smaller.

The trade-off is clear in the numbers. Assessed value sits at $271,000, which is well below street, neighbourhood, and city averages. The lot is also on the smaller side, ranking in the bottom third for its street and bottom 12% citywide. The house is older than most (top 96% citywide by age), so buyers should expect character details and solid bones, but also maintenance realities.

The appeal lies in getting a large interior for a lower-than-expected price, in a central, established neighbourhood like Wolseley. It suits buyers who prioritize space and location over a modern build or a big yard—people who understand older homes and are prepared for the upkeep that comes with them. It’s less suited to someone wanting move-in-ready finishes, a large lot, or a newer structure with lower maintenance demands.

Five Frequently Asked Questions

1. Why is the assessed value so much lower than average, even though the house is large?
Assessed value reflects market conditions, condition, and comparable sales—not just square footage. An older home with an older layout, original systems, or deferred updates will appraise below newer or fully renovated homes, even if the floor plan is generous. On Evanson Street, many nearby homes have been updated or replaced, pushing the average higher.

2. How does a 1907 home compare to newer homes in terms of insulation and energy costs?
Generally, it will be less efficient unless upgrades have been made. Original construction used single-glazed windows, minimal wall insulation, and often uninsulated foundations. Some owners add insulation, replace windows, or upgrade heating over time—but without recent renovations, expect higher utility bills than a home from the 1970s or later.

3. Is a 2,401-square-foot lot unusually small for Wolseley?
It’s below average for the neighbourhood (3,434 sqft average), but not unusual for the area’s older infill lots. Wolseley has a mix of narrow lots from its original subdivision. The trade-off is a smaller yard for less outdoor maintenance, but limited space for gardens, sheds, or expansion.

4. What kind of renovations are typical for a house of this vintage?
Common updates include electrical rewiring, plumbing replacement, foundation work, and roof replacement. Original lath-and-plaster walls may be intact or replaced with drywall. Kitchens and bathrooms are often original or partially updated. Buyers should budget for structural checks and system upgrades, especially if the home hasn’t been touched in 20+ years.

5. How does the street ranking (top 1% for living area) affect resale value?
Being the largest home on a street can be a double-edged sword. It means you stand out if a buyer wants space, but it may also limit your ceiling if neighbouring homes are smaller, older, and lower-valued. The home’s value will be partly anchored by the street’s overall profile, not just its own square footage. That’s why it’s key to look at the neighbourhood, not just the house.