84 Evanson Street – Property Summary

Key Characteristics & Buyer Profile

This is a 1912-built home in Wolseley with 1,242 square feet of living space on a 2,497-square-foot lot. Its assessed value sits at $346,000. The property’s main appeal is its age and street-level value. It ranks in the top 18% on Evanson Street by year built, meaning it’s one of the older, more character-rich houses on the block. Its assessed value is slightly above the street average ($328,200) but below both the neighbourhood and citywide medians, which suggests a realistic entry point for someone wanting into Wolseley without paying a premium for a larger lot or finished square footage.

The living area is modest compared to nearby homes—it ranks in the bottom quartile on the street and neighbourhood. Similarly, the lot is noticeably smaller than the Wolseley average (3,434 sqft) and citywide typical lots (6,570 sqft). This property would suit a buyer who prioritises established character, walkability, and a lower purchase price over indoor space or a large yard. It’s less suited for someone needing a big family home or a garden-heavy property. The combination of an older home on a compact lot often means lower land costs and potentially more manageable maintenance, but it also limits future expansion without major changes.

Frequently Asked Questions

1. How does the assessed value compare to similar homes nearby?
The home’s $346,000 value is about 5% above the Evanson Street average but roughly 7% below the Wolseley neighbourhood average. Citywide, it sits around the 55th percentile, so it’s not unusually cheap or expensive for Winnipeg—just a bit below the broader median for comparable properties.

2. Is the small lot a disadvantage?
It depends on your plans. The lot is 2,497 sqft, which is typical for the street (ranking 40 out of 117) but significantly smaller than the Wolseley norm. If you want a large garden, a garage, or room to build an addition, this lot will feel tight. If you prefer low-yard-maintenance living, it’s a plus. It also keeps the overall price lower than many neighbouring homes.

3. What does the year built mean for maintenance or renovations?
Built in 1912, this home is older than about 92% of properties citywide. In Wolseley, it’s fairly typical—the neighbourhood average is 1916. Older homes often have solid construction and character details, but you should expect older wiring, plumbing, insulation, and possibly lead paint or asbestos. A thorough inspection is wise, especially for the foundation and roof. The trade-off is that you’re buying into a street with similarly aged homes, which often means a more established streetscape and fewer cookie-cutter layouts.

4. How does the living area affect resale value?
At 1,242 sqft, it’s below the street and neighbourhood averages. Smaller homes can appeal to downsizers, first-time buyers, or investors, but they often take longer to sell than larger properties in the same area. The ranking data shows you’re outperforming many citywide homes on living area, but locally, it’s a modest footprint. If resale is a concern, consider that Wolseley buyers often value character over square footage—but this home will still feel compact compared to many three-bedroom bungalows.

5. What are the risks of buying an older home on a small lot in this price range?
The main risks are deferred maintenance and limited upside for lot value. Since the lot is small and the house is old, you’re paying mostly for the structure and location, not land appreciation. If the home needs major work (new roof, furnace, windows), those costs could eat into any equity. On the positive side, the assessed value is already below the neighbourhood average, so there’s less price pressure—and the street-level rankings suggest you’re buying at a relative bargain compared to immediate neighbours. Just budget for ongoing upkeep, and don’t expect a big jump in value unless you add square footage or major renovations.