As described in previous sections, the Downtown, for purposes of analysis, may be regarded as consisting of three major sectors. The first, from the Assiniboine River north to Broadway, is mainly a residential area. The second, north from Broadway to Portage, is primarily commercial with a scattering of residences. North of Portage, the land use is again mainly residential, although not to quite the same extent as is the area south of Broadway. Viewed in its entirety, the Downtown is composed of a majority of buildings in fair or poor conditions. Fully 37.2% are classified as poor and 36.5% as fair. Only 26.3% of all buildings in the Downtown are in good condition. These proportions vary somewhat from sector to sector as the following paragraphs indicate.
South of Broadway, the density of population is high, due to the large number of apartment blocks. Most of these buildings are in good or fair condition, 41.1% falling into the former category, and 41.7% into the latter. A small number of buildings in poor condition are concentrated in the two blocks between Carlton and Donald.
Purely residential buildings are much scarcer in the sector north of Broadway. Most of them are old houses in poor condition. The great majority of structures are in either commercial or mixed commercial-residential use. Fully 35.6% of all buildings in the area are in poor condition, and an additional 38.3% are in fair condition. Most of the buildings fronting on Portage Avenue and on Main Street are in fair condition. A great many buildings categorized as poor are located between York and St. Mary.
North of Portage, a majority of the buildings (53.2%) are in poor condition primarily because of the existence of dilapidated houses in this sector.
In summary, most of the better buildings in the Downtown are concentrated in the area south of Broadway; the area between Broadway and Portage and Portage contains a great many fair buildings; and the area north of Ellice a great many poor ones. Plate 7 illustrates this distribution graphically and Table 3.4 sets out the analysis in tabular form.