464 Sumach Street – Property Summary

Key Characteristics & Buyer Profile

This 1,132 sqft single-family home, built in 1968, sits on a 5,528 sqft lot in Winnipeg’s Westwood neighbourhood. Its most notable feature is its living area: at 1,132 sqft, it ranks in the top 29% on Sumach Street, meaning it offers more interior space than most of its immediate neighbours. The assessed value of $337,000 sits around the street average ($320,500) and falls below the neighbourhood average ($392,100). The land area is close to the street average but on the smaller side for Westwood overall.

The appeal here is subtle but real. You get a relatively spacious floor plan on a street where many homes are smaller, without paying a premium for it. The year built (1968) is newer than the neighbourhood median, which may mean fewer major structural updates than older Westwood homes—though it is not new enough to assume everything is modern. The lot is modest for the area, so buyers looking for a large yard may want to look elsewhere.

This property would suit a buyer who values interior square footage over outdoor space, and who wants to be on a street with above-average homes without paying above-street prices. It might also appeal to someone who plans to do cosmetic updates rather than structural work, given the 1968 build and the relatively average condition implied by the valuation. It is less ideal for buyers seeking a "turnkey" house in a top-tier neighbourhood, or for those who need a large lot for garages, gardens, or future expansion.

Five Possible FAQs

1. Is this house priced competitively for Westwood?
The assessed value of $337,000 is below the neighbourhood average of $392,100, placing it in the bottom quarter of Westwood homes. On its own street, it is around the middle of the pack. This suggests the price reflects a smaller-than-average lot and possibly fewer updates compared to neighbours. It is not a bargain relative to the street, but it is one of the more affordable options in the broader area.

2. How does the size of the lot affect usability?
At 5,528 sqft, the land is smaller than the Westwood average (6,491 sqft) and ranks in the bottom third of the neighbourhood. This means less lawn to maintain and potentially less privacy from neighbours. For someone who wants a manageable yard or who plans to use the space for a small garden, it would work fine. For families wanting a large play area or room for a double garage, it may feel tight.

3. What is the likely condition of a home built in 1968?
A 1968 build is in a middle ground: it is not so old that original systems are guaranteed to be failing, but it is old enough that major components (roof, furnace, windows, electrical) may have been replaced once, or may be due for replacement. Buyers should budget for a thorough inspection and expect that some updates will be needed within the first few years, unless recent renovations are documented.

4. Why is the living area above average on the street but below average in the neighbourhood?
Sumach Street has a mix of homes, many of which are smaller than the 1,132 sqft here—hence the top 29% ranking. But Westwood as a whole has many larger homes (averaging 1,372 sqft), so this property is on the smaller side for the broader area. In practical terms, you are getting a decent-sized home for the immediate street, but not one that stands out as large in the neighbourhood context.

5. How does this property compare citywide in Winnipeg?
Citywide, this home falls near the middle of the pack across all four metrics—living area (top 57%), assessed value (top 58%), year built (top 50%), and land area (top 42%). That makes it a fairly typical Winnipeg home in statistical terms. Its real distinguishing factor is the relative value on Sumach Street: more space than neighbours at a comparable price, but with a smaller lot.