88 Evanson Street – Property Summary

Key Characteristics & Ideal Buyer

This is a 1,570 sqft home built in 1912, located in the Wolseley neighbourhood of Winnipeg, on a 2,497 sqft lot. Its assessed value is $276,000.

The property’s main appeal lies in its living space and age. Compared to similar homes citywide, it offers above-average square footage (top 27%) and is among the older homes in Winnipeg (top 92% for year built). On its own street, it ranks in the top 18% for age, suggesting it's one of the more established houses in the immediate area. The assessed value, however, is below average at every level—street, neighbourhood, and citywide. That gap between its size and its price is its primary draw.

This home would suit a buyer who values interior space over land and is comfortable with an older structure. The lot is small by local standards (bottom 18% in Wolseley, bottom 4% citywide), so anyone needing a large yard or future expansion room should look elsewhere. It’s a better fit for someone who prioritises living area and historic character on a modest, manageable property, and who sees the below-average valuation as a potential for value retention or gradual improvement in a desirable older neighbourhood.

Five Frequently Asked Questions

1. Why is the assessed value so low compared to the city average, given its size?
The citywide average assessed value for comparable homes is $390,100, while this property is valued at $276,000. This often reflects a combination of factors: the home’s age (1912) may mean older systems or finishes that haven't been fully updated, and its small lot (2,497 sqft) significantly limits its land value, which is a major component of assessed value in Winnipeg. The below-average assessment on its own street and in Wolseley suggests it may be one of the less updated homes among older, similar-sized neighbours.

2. What does “top 27% citywide for living area” mean in practical terms?
It means that out of roughly 194,000 comparable homes in Winnipeg, only about one in four has more living space than this one. With 1,570 sqft, it’s roomier than 73% of the city’s housing stock. In a neighbourhood like Wolseley, where the average is 1,622 sqft, it’s slightly below the local norm, but still competitive. The key takeaway: you get more interior space than most Winnipeg homes, but not necessarily more than your immediate Wolseley neighbours.

3. Is a 1912 home a serious concern for maintenance?
Not necessarily a dealbreaker, but a practical reality. Older homes often have solid construction (e.g., old-growth lumber) but may have outdated electrical, plumbing, or insulation. This property ranks in the top 18% for age on its street, meaning it’s older than average even for Evanson Street. Buyers should budget for a thorough inspection—especially of the foundation, roof, and mechanicals—and be prepared for ongoing upkeep. The plus side: homes of this vintage often have character details (high ceilings, woodwork) that are hard to find in newer builds.

4. How does the land size affect usability?
At 2,497 sqft, the lot is smaller than 96% of residential lots in Winnipeg. In Wolseley, the average is 3,434 sqft. This means limited outdoor space: a small backyard, modest front setback, and little room for additions, a garage, or extensive landscaping. It’s ideal for someone who wants a low-maintenance yard or doesn’t need dedicated outdoor living areas, but it may feel cramped for families, gardeners, or anyone planning major renovations.

5. How does this property rank against others on Evanson Street specifically?
On Evanson Street (out of 117 comparable homes), it ranks:

• Living area: #46 (top 39%) – slightly above the street average of 1,466 sqft.
• Assessed value: #92 (top 79%) – well below the street average of $328,200.
• Year built: #21 (top 18%) – one of the older homes on the block.
• Land area: #40 (top 34%) – roughly average for the street.

So it’s a larger-than-average, older home with a typical lot, priced noticeably lower than most of its immediate neighbours. That could signal both a bargain and potential for improvement, but also a need for due diligence on condition.