Property score
55.6
Fair
Overall 55.6 · Smaller and older than most nearby homes
864 sqft (bottom 1%) · Built in 1954 (12 yrs older than avg)
Located in a high-income area with median household income of ~95k
Transit 92.0 · 4-min walk to transit with 5 nearby routes · Within 500m: 9 dining spots, 1 school, 2 healthcare facilitys, and 4 shops nearby
Living Area
Below average
37% smaller than neighborhood avg.
Year Built
Below average
12 yrs older than neighborhood avg.
Mother tongue
English · 85%Tagalog · 3%
Past 10 years Westwood sales snapshot (~80% of all data)
898
405k
$307/sqft
1966
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55.6 is composed by the two sections below.
Property Score
Community Score
Westwood
How to read: Share of sales in each ~$50k price band for “westwood” (Detached houses (non-condo), 2024). The tallest band is the mainstream budget range; multi-year view shows how that band shifts over time.
Sales-to-New-Listings
1,196
sold
1,852
new listings
Manitoba Real Estate Association March public data on New Listings and Properties Sold across Manitoba
Sold Above Asking
Majority sold above asking
68 of 104 sold above asking · Manually compiled from MLS Winnipeg sold listings, May 4 – May 10, 2026
With a Sales-to-New-Listings ratio of 64.6% and 65% of homes selling above asking price, demand is clearly outpacing supply. Buyers are competing, which is putting upward pressure on prices.
Dissemination area (DA) — Statistics Canada 2021 Census · Area: #46110314
$95K
Median household income
$114K
Average household income
2%
Low income (LIM-AT)
0.2
Income inequality (Gini)
2.4
P90 / P10 ratio
24%
Single-person households
29%
Families with children
Figures are for the census dissemination area containing this listing location; sources and margins may apply per Statistics Canada.
Rank by land area, larger = better rank
Rank by year, newer = better rank
Rank by living area, larger = better rank
Rank by assessed value, higher = better rank
Bar: fill length ≈ share of peers you outperform. Fill color reflects tier (red / blue / amber / gray). “Avg” is a rough median benchmark for comparable homes in that scope.
To see this property on a map next to nearby houses—and compare year built, living area, assessed value, and lot size in detail—open the neighbourhood analysis page.
Nearby stops, routes & transit score
Dining, education, healthcare, shopping & more
488 Sumach Street — 34 amenities found within 500 m, across 10 categories, including 9 dining (nearest 226 m), 1 education (nearest 273 m), 2 healthcare (nearest 380 m).
Westwood · WPS public data · 2026
Annual incidents
9
2026
vs. city avg
-69%
relative to avg
Year-over-year
▼ -97%
vs. prior year
Primary type
Property
100%
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Top 50% | Bottom 20% | Bottom 39% |
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Bottom 25% | Bottom 11% | Bottom 32% |
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Bottom 8% | Bottom 1% | Bottom 14% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
This is a 1954-built home with 864 square feet of living space on a 5,529-square-foot lot. Compared to others on Sumach Street and across the Westwood neighbourhood, the house is smaller and older than average. Its assessed value of $271,000 also falls below the local and city medians. The lot size sits near the middle of the pack for the street, but is slightly small relative to the broader neighbourhood.
The appeal here isn’t about standout size or modern finishes—it’s about entry-level pricing in an established area. Buyers who are priced out of larger or newer homes in Westwood may find this property accessible. The lower assessment could also mean proportionally lower property taxes, which matters for budget-conscious buyers. That said, the numbers suggest this is a fixer-upper or a starter home where sweat equity could add value over time.
This property suits first-time buyers looking to get into a stable residential neighbourhood without overextending, or investors seeking a lower-cost entry point in a community with mostly larger, pricier homes. It’s less likely to appeal to someone looking for a move-in-ready or comparably sized home relative to the area.
1. How does the property size compare to others nearby?
On Sumach Street, it ranks 29th out of 35 homes for living area—well below the street average of 1,081 sqft. It’s also in the bottom percentile for the Westwood neighbourhood, where average living space is around 1,372 sqft. The lot is closer to average for the street but small for the area.
2. Is this a good option for a first-time buyer?
Probably yes, especially if budget is the main constraint. The home’s lower assessed value and smaller size mean it’s likely priced below many other homes in Westwood. It’s the kind of property where you’re buying into the location, not the square footage.
3. What does the assessed value tell me about taxes?
The assessed value is $271,000—below the street average of $320,000 and well under the community average of $392,000. Property taxes are based on this assessment, so they should be lower than what you’d pay for a typical home in the area. Check the current mill rate for exact numbers.
4. Should I be concerned about the age of the home?
The house was built in 1954, which is older than most on the street and in Westwood. That means you should budget for updates to systems like plumbing, electrical, or insulation. On the plus side, older homes on larger lots in this neighbourhood can hold value if maintained.
5. Is the lot big enough for additions or landscaping?
At 5,529 sqft, the lot is near the middle of the street but smaller than the Westwood average of 6,491 sqft. There may be room for a modest addition or a decent backyard, but you’ll want to check zoning and setback rules before planning anything major. It’s not a oversized lot, but it’s not tiny either.
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