Here is a clean, standalone summary of the property at 11 Cook Road, organized into two main sections.
Property Overview & Target Buyer
This is a 1,674 sqft single-family home built in 1964 on a 5,774 sqft lot in the Westwood area of Winnipeg. Its main strength is interior space. The living area ranks in the top 12% of its street and top 14% of the wider Westwood community, making it noticeably larger than the average home in the neighborhood. This extra square footage is the property’s primary selling point.
The assessed value sits at $389,000. This is slightly above the street average but just below the community average, suggesting the price is driven by the home’s size rather than an inflated location premium. The lot is on the smaller side for the street, and the 1964 build is a bit older than the neighborhood average, which often means more maintenance or renovation potential.
The appeal here is grounded in pragmatism. This home suits a buyer who prioritizes interior room—perhaps a family needing space for kids or a home office—over a large yard or the newest construction. It’s for someone comfortable with a mid-century home who wants a proven floor plan in an established area, rather than a fixer-upper in a trendy pocket. The strong square footage ranking provides a tangible advantage that comparable homes on the same street simply don't offer.
Frequently Asked Questions
1. How does the living space compare to other homes nearby?
Exceptionally well. At 1,674 sqft, this home is more spacious than 88% of the properties on Cook Road and 86% of homes in Westwood. For a buyer needing extra interior room, this is the standout feature.
2. Is the assessed value of $389,000 a fair price?
The data suggests it is balanced. The assessed value is slightly higher than the street average ($379,000) but slightly lower than the community average ($392,000). This indicates the value is supported by the larger living area, without carrying a premium for the land or a street-specific trend.
3. The house was built in 1964. What does that mean practically?
It is older than the average home on the street (1966) and in the community. This typically means the mechanicals, windows, and roof may be on a replacement cycle, or they may have already been updated. A buyer should plan for a pre-purchase inspection to assess the condition, rather than assuming everything is original.
4. The lot is 5,774 sqft. Is that a problem?
It depends on your priorities. The lot is smaller than average for the street and the community. If you want a large garden, a big shed, or an addition, space will be limited. However, this also means less yard maintenance—a genuine plus for many buyers.
5. How does this home perform in the city-wide market?
It is a solidly above-average home city-wide. The living area ranks in the top 22% of all Winnipeg homes, which is significant. The assessed value sits near the median (top 41%), confirming it is a well-above-average-size home offered at a fairly average city-wide price point.