54 Evanson Street – Property Summary

Key Characteristics & Buyer Profile

This is a 1911-built home in Wolseley with 1,764 square feet of living space on a 2,495-square-foot lot. Its assessed value sits at $349,000. The standout feature here is size: the living area ranks in the top 15% on the street and top 18% citywide, meaning you’re getting more interior room than most comparable homes in Winnipeg. The lot, however, is notably smaller than both neighbourhood and city averages—it’s in the bottom 4% citywide for land size. That trade-off is the property’s defining tension: generous house, compact yard.

The appeal lies in the combination of a larger-than-typical floor plan within an established, older neighbourhood. Buyers who prioritize interior space—maybe for a growing family, a home office, or entertaining—and don’t mind a modest garden will find this practical. The assessed value is close to the street and neighbourhood medians, so there’s no obvious pricing outlier. It’s not a fixer-upper bargain or a renovated showpiece; it’s a solid, middle-of-the-pack asset in a desirable area.

This property best suits someone who values square footage and character (1911 vintage) over outdoor space, and who prefers a quieter investment without extreme highs or lows in valuation. It’s unlikely to appeal to buyers seeking a large lot for extensions or intensive landscaping, nor to those wanting a move-in-ready modern home.

Frequently Asked Questions

1. How does the living area compare to other homes nearby?
On Evanson Street specifically, this home ranks #18 out of 117 properties (top 15%), with an average street living area of 1,466 sqft. So it’s noticeably bigger than most direct neighbours. In Wolseley as a whole, it’s around the middle (top 38%), while citywide it’s well above average—top 18% of all comparable homes in Winnipeg.

2. Is the assessed value fair relative to similar homes?
The city assessment of $349,000 is slightly above the street average ($328,200) by about 6%, but below the neighbourhood average ($371,300) and city average ($390,100). It ranks around the middle on all three levels. In practice, this suggests the value aligns with what’s typical for its immediate area, without a significant premium or discount.

3. What does “top 93% citywide” mean for the year built?
It means the home is older than 93% of comparable properties across Winnipeg—built in 1911, when the citywide average is 1966. That’s not unusual for Wolseley, which has many early 20th-century homes. The street and neighbourhood averages are 1913 and 1916 respectively, so it fits the local character. Buyers should expect older construction, with potential for updated systems or maintenance needs.

4. The lot is 2,495 sqft—is that considered small?
Compared to Wolseley’s average lot size of 3,434 sqft, yes, it’s about 27% smaller. Citywide, it’s in the bottom 4% of lots, with the average being 6,570 sqft. This is a compact urban lot, typical of older, denser neighbourhoods. If you want a big backyard for gardens, play structures, or expansion, this isn’t it. But for low-maintenance outdoor space, it’s manageable.

5. What type of buyer would this not suit?
It’s less ideal for someone seeking a large lot for future development, or who wants a newer home with modern insulation and layouts. Renovators might also find the 1911 bones limiting if they need major structural changes. It’s also not a “deal” property—the assessed value is average, so don’t expect undervalued pricing. It works best for buyers who want a roomy interior in a walkable, historic neighbourhood without paying a premium for a big yard.