76 Brownell Bay – Property Summary

Key Characteristics & Buyer Profile

This 1,200 sqft home, built in 1969, sits on a 3,465 sqft lot in Winnipeg’s Westdale neighbourhood. Its standout feature is the street itself. On Brownell Bay, the property ranks in the top 3% for living area and top 2% for assessed value—meaning it’s one of the larger, more valuable homes on that specific block. The assessed value is $300,000.

Zoom out to the neighbourhood level, and the picture changes. The house is above average for size in Westdale (top 11%) but sits around the middle for assessed value (top 52%). Citywide, it’s average for size and below average for value. The lot size is on the smaller side both neighbourhood-wide and citywide.

The appeal here is local status. You’re getting a home that stands out on its street—more space and higher value than your immediate neighbours—without paying a premium relative to the broader market. That said, the home itself is from the late ’60s, and the lot is modest by suburban standards. It’s not a showpiece; it’s a solidly positioned house in a good pocket.

This property would suit someone who values being a “big fish in a small pond”—a buyer who wants comparative advantage on their street rather than chasing the largest lot or newest build. It’s practical for someone who sees the home as a stable, well-located asset rather than a renovation project or status symbol on a grand scale.

Five Possible FAQs

1. How does the assessed value compare to similar homes nearby?
On Brownell Bay itself, this home’s $300,000 assessment is well above the street average of $261,700. In the wider Westdale neighbourhood, it’s right around the middle of the pack (average $307,400). Citywide, it falls below the comparable-home average of $390,100. So you’re getting street-level value, not neighbourhood or city value.

2. Is the lot size a concern for resale?
It depends on who you’re selling to. The lot (3,465 sqft) is average for the street but below average for Westdale and well below the citywide comparable average of 6,570 sqft. If future buyers in this area typically want larger yards, that could be a factor. But on Brownell Bay, the smaller lot is the norm, so it won’t stand out negatively there.

3. What does “Top 3% on the street” actually mean in practical terms?
It means that out of 86 comparable homes on Brownell Bay, only two have a larger living area. If you walk the street, your house will be one of the bigger ones. This can affect curb appeal, natural light potential, and how the home feels relative to its immediate neighbours.

4. How does the build year (1969) compare to other homes in the area?
It’s roughly average for the street and the city, but slightly older than the typical Westdale home (average build year 1971). The ranking places it in the bottom quarter for the neighbourhood. That said, “older” here means late 1960s—not historic—so maintenance and systems (roof, furnace, windows) matter more than the year itself.

5. Would this property work for someone looking to renovate and flip?
Possibly, but with caution. The strong street ranking for size and value gives you a good base, but the smaller lot and older build could limit upside. Flipping would likely rely on improving the interior to match the street’s top-tier status, rather than expanding the footprint or changing the lot. The neighbourhood-level value being average means you’re not buying into a rapidly appreciating area—so timing and renovation cost control would be critical.