451 Sumach Street – Property Summary

Key Characteristics & Buyer Profile

This is a 1966-built home with 1,522 square feet of living space on a 5,797-square-foot lot. The property sits on Sumach Street in Winnipeg’s Westwood neighbourhood.

What stands out here is the living area. At 1,522 square feet, it’s well above the average for its street (top 6%), the wider neighbourhood (top 25%), and even the city overall (top 29%). That extra space isn’t reflected in the assessed value, which sits at $375,000—remarkably close to the neighbourhood and city averages despite the larger footprint. This suggests you’re getting more square footage per dollar than typical for the area.

The land is slightly above street-average but slightly below neighbourhood and city averages. It’s a functional, middle-of-the-road lot size—not oversized, not cramped.

This property would suit buyers who prioritize interior living space over a large yard. It’s a practical fit for someone who wants more room inside without paying a premium for an unusually large lot, or for those who find newer infill builds too tight on square footage. The 1966 build year means it’s old enough that a previous renovation cycle may have occurred, but new enough that the bones are likely solid. Buyers should expect original finishes or updates from the last 10–15 years.

Frequently Asked Questions

1. How does the assessed value compare to what I’d actually pay?
The assessment positions the home at $375,000—above the street average ($320,500) but below the neighbourhood average ($392,100). In a balanced market, you’d likely pay somewhere in this range. If the interior condition is good, the larger living area could justify a price above the street benchmark but still under the neighbourhood median.

2. Is this a good candidate for renovations or additions?
The 5,797-square-foot lot is typical for the street but slightly tight by wider neighbourhood standards. Major additions may be limited compared to homes on larger lots in Westwood. However, interior renovations—especially reconfiguring the 1,522 square feet—are definitely viable. The above-average living area also means you’d be adding value to an already spacious base, not trying to make a small home work.

3. How does the 1966 build year affect insurance or maintenance?
Homes from the mid-60s often have knob-and-tube wiring or aluminum wiring that may need updating. Plumbing could be original copper or galvanized steel. These are routine considerations for the era, not red flags. Check for updated electrical panels and modern plumbing during a viewing—this will give you a clearer picture of what’s been addressed.

4. How does this property compare to newer homes in the area?
Newer homes in Westwood tend to have smaller footprints on similarly sized or slightly larger lots. This property offers more interior space than many recent builds, but likely less open-concept layout, smaller windows, and less energy-efficient construction. The trade-off is square footage per dollar versus modern finishes and efficiency.

5. What type of resale potential does this home have?
The above-average living area is a strong selling point that will appeal to a broad range of buyers. The street ranks well for both size and value. The drawback is that the home is not at the top of the neighbourhood for assessed value, meaning it’s not in the premium tier of Westwood. It’s a solid mid-range home with good bones—resale should be straightforward, but don’t expect rapid appreciation unless the local market shifts upward significantly.