33 Evanson Street – Property Summary

Key Characteristics & Buyer Profile

This is a 1,448 sqft home built in 1912, sitting on a 2,414 sqft lot in the Wolseley neighbourhood of Winnipeg. Its standout feature is the assessed value of $432,000—well above the street average of $328,200 and the neighbourhood average of $371,300, ranking in the top 8% on Evanson Street. The living area is close to the street and neighbourhood averages, but the lot is on the smaller side relative to the neighbourhood and city. The year built is older than most homes citywide, though typical for the immediate street and area.

Where the appeal lies: The property offers strong assessed value relative to its size and age, which can be attractive for buyers focused on equity or resale potential. The older construction date is common in Wolseley, a neighbourhood known for its historic character, so the home likely fits the architectural tone of the area. The smaller lot might appeal to those wanting less outdoor maintenance—something that can be overlooked in listings but matters for day-to-day living.

Who it suits: Buyers who value location and neighbourhood character over square footage or a large yard. It’s a good fit for someone looking for a well-valued home in a desirable older neighbourhood, possibly a first-time buyer or downsizer comfortable with a smaller lot and the quirks of an early-1900s house. Not ideal for those needing a large yard or a newer, low-maintenance build.

Frequently Asked Questions

1. How does the living area compare to other homes nearby?
It’s roughly average for this street and neighbourhood. At 1,448 sqft, it’s slightly below the neighbourhood average of 1,622 sqft but above the citywide average for comparable homes. The difference isn’t drastic, so you’re not getting an unusually small or large interior for the area.

2. Why is the assessed value so much higher than the street average?
The property ranks in the top 8% on Evanson Street for assessed value. This often comes down to condition, recent upgrades, or a desirable specific location within the street—things that drive value beyond size or age alone. It’s worth confirming what recent improvements have been made.

3. The lot is listed at 2,414 sqft—is that small for Wolseley?
Yes, it’s below the neighbourhood average of 3,434 sqft, and well below the citywide average. Wolseley is known for modest lot sizes in some pockets, but this one is notably compact. The trade-off is less yard work and potentially lower maintenance costs.

4. The home was built in 1912. What should I consider about its age?
It’s older than most homes in Winnipeg, but not unusual for this street or neighbourhood—many homes in Wolseley date to the early 1900s. Expect potential issues like outdated wiring, plumbing, or foundation work unless they’ve been addressed. A thorough inspection by someone familiar with historic homes is recommended.

5. Does this property have strong resale value?
The assessed value data suggests good relative value now, but resale depends partly on the lot size and condition. Smaller lots can limit appreciation in some markets, while the desirable neighbourhood and older character can maintain demand. The key is whether future buyers share the same priorities as you do.