26 Cook Road

26 Cook Road – Property Summary

Key Characteristics & Buyer Profile

This is a 1,134 sqft home built in 1967, sitting on a 6,295 sqft lot in Winnipeg’s Westwood neighbourhood. The property is assessed at $327,000.

Compared to similar homes on Cook Road, this house stands out for its age (ranked 3rd out of 25 streets, top 12%) and lot size (ranked 6th out of 25, top 24%). It’s one of the earlier-built homes on the street, and the lot is slightly larger than the street average of 6,008 sqft. Living space is below average on both the street and neighbourhood levels, but falls right around the citywide average.

The assessed value is lower than nearly everything around it—ranked 25th out of 25 on the street and in the bottom quarter of the neighbourhood. This isn’t necessarily a red flag; it means the home is more affordable than its immediate neighbours. For a buyer, that might signal an opportunity to gain equity through upgrades, or simply a way into the area without paying a premium.

The appeal here is less about showroom condition and more about potential. For someone who values land over square footage, this lot offers flexibility—gardening, a workshop, or future expansion. The home itself is solidly built (late-60s construction is common in the area), but it’s likely best suited to buyers who plan to update over time rather than move in and not touch a thing. First-time buyers, handy homeowners, or those looking for a more affordable entry into Westwood would find this property worth a close look.

What type of buyer it suits: Practical buyers who see value in a larger lot and are willing to invest sweat equity. Not ideal for someone wanting turnkey finishes or a status address.

Five Possible FAQs

1. How does the size compare to other homes in Westwood?
The living area at 1,134 sqft is below the neighbourhood average of 1,372 sqft. However, the lot is slightly larger than average in the neighbourhood and well above average citywide. So it’s a smaller house on a good-size piece of land for the area.

2. Why is the assessed value so low compared to neighbours?
The home likely hasn’t been renovated extensively, and its smaller living area keeps the value down. But that also means the property taxes are lower and there’s room for value growth if you invest in improvements. On Cook Road specifically, this is the lowest-assessed home.

3. Is the home solidly built despite being smaller?
Yes. Built in 1967, this is from a time when Winnipeg homes were generally built with quality materials. The construction year is actually newer than most homes on this street—ranked 3rd out of 25—so the bones are likely sound. Typical inspections would focus on the roof, windows, and mechanical systems, which may be original or near end-of-life.

4. How does this property stack up citywide?
Citywide, the living area is essentially average (top 57%), the lot is above average (top 25%), and the assessed value is modestly below average (top 62%). The year built hits the city median almost exactly. So it’s a fairly middle-of-the-road home for Winnipeg, but with a better-than-average yard.

5. Is the area quiet? Is there anything to watch out for in Westwood?
Westwood is a well-established residential neighbourhood with mature trees and decent access to amenities. It tends to be quiet and family-oriented. The main thing to note is that many homes in the area were built in the 1950s and 60s, so older mechanical systems and foundations are common. This property’s age aligns with the neighbourhood norm, so the same cautions apply.