119 Westgrove Way – Property Summary

Key Characteristics & Ideal Buyer Profile

This is a compact single-family home in Winnipeg’s Westdale neighbourhood, built in 1971. The property stands out for its modest footprint: 878 square feet of living space and a 1,532-square-foot lot. On its own street, the living area is around average, but compared to the wider neighbourhood and city, it ranks in the bottom quartile for size. The assessed value of $173,000 is notably low—among the lowest on the street and nearly the lowest in the entire neighbourhood.

The appeal here is straightforward: this is a lower-cost entry point into a desirable area. Westdale is a well-established, mature neighbourhood with tree-lined streets and good access to amenities. The home’s smaller size and land area keep the price accessible, while the year built (1971) places it among the older homes on the street, though not unusually old by city standards.

This property would suit buyers who prioritize location over square footage—first-time buyers looking to get into a solid neighbourhood without stretching their budget, or investors seeking a smaller, lower-risk asset in a stable area. It may also appeal to downsizers who want less upkeep and a more walkable environment. The trade-off is clear: you get a smaller home and lot than most neighbours, but at a price that reflects that difference realistically.

Five Possible FAQs

1. Why is the assessed value so low compared to other homes on the street?
The value is driven primarily by the home’s smaller living area (878 sqft) and small lot (1,532 sqft). Most comparable homes on Westgrove Way are larger and sit on bigger parcels, which pushes the street’s average assessed value to $230,800. This property’s rank (#107 out of 110) shows it’s an outlier on the low end—so the low assessment is consistent with its physical dimensions, not necessarily a sign of poor condition.

2. How does the lot size affect everyday use or future plans?
At 1,532 square feet, the lot is smaller than 96% of properties in Westdale. This means limited outdoor space for gardening, play areas, or additions. If you’re looking for a large yard or room to expand the footprint, this property likely won’t suit. For someone wanting a low-maintenance yard, it could be a plus.

3. Is this a good investment for rental income?
Potentially, but with caveats. The low purchase price means a lower barrier to entry and potentially positive cash flow if rents are reasonable. However, the small size may limit rental demand compared to larger units in the same neighbourhood. The property’s below-average rankings for living area and lot size suggest it may appeal to a narrower pool of tenants (e.g., singles or couples without children).

4. How does the age of the home compare to others in the area?
The home was built in 1971, which ranks it among the newer homes on its street (top 5%) but is roughly average for Westdale and the city overall. Many homes in the neighbourhood were built in the 1960s or earlier, so this property isn’t unusually old or unusually new by local standards. Maintenance history will matter more than the year built alone.

5. What does “Top 36%” on the street actually mean for living area?
It means this home is larger than 36% of comparable homes on Westgrove Way, and smaller than the remaining 64%. On the street itself, its living area is roughly average (the street average is 935 sqft, and this one is 878 sqft). The bigger gap appears when comparing to the neighbourhood and city, where most homes are significantly larger. In plain terms: you’re getting a typical size for the street, but a small home for the area overall.