1188 Cottonwood Road – Property Summary

Key Characteristics and Buyer Profile

This is a 1,059 sqft bungalow built in 1963, sitting on a 5,776 sqft lot in Winnipeg’s Windsor Park neighbourhood. The assessed value is $378,000.

What stands out is the value relative to the lot. The living area is slightly below the citywide average, but the assessed value ranks in the top 22% locally and top 29% on the street. That suggests the property’s worth is driven more by land or location than by square footage alone. The house itself is from the early 1960s, which places it older than the street average but newer than much of the immediate neighbourhood.

The appeal here is straightforward: it’s a moderately sized home on a typical city lot, priced ahead of many nearby properties. For a buyer, that could mean you’re paying for stability in an established area rather than a fixer-upper discount. The land area is average for the street but slightly smaller than the neighbourhood norm, so space isn’t the draw.

This property would suit a buyer who values a solid, unremarkable layout in a settled neighbourhood, with no desire for a large yard or a grand interior. It’s also a good fit for someone who sees the assessed value as a sign of consistent resale potential rather than a bargain. First-time buyers looking for something move-in ready, or downsizers wanting a manageable footprint without sacrificing neighbourhood quality, would likely find it fits.

Five Possible FAQs

1. How does this property compare to others on the street?
It ranks 9th out of 31 homes on Cottonwood Road by assessed value (top 29%) and 15th by living area (top 48%). The land area ranks 20th (top 65%), meaning the lot is more average compared to neighbours. It’s not the biggest or most valuable house on the block, but it sits comfortably above the middle in value.

2. Is the assessed value a reliable indicator of market price?
Assessed value is a benchmark, not a guarantee. Here, it’s above the street and neighbourhood averages, which often reflects recent sales or improvements in the area. However, market conditions, renovations, and buyer demand can push final sale prices above or below that number.

3. What does “around average” mean in the citywide context?
Citywide, this property’s living area and year built fall in the middle third of all comparable homes in Winnipeg. Its assessed value is slightly above the middle (top 44%). In practical terms, it’s not a standout by city standards, but it’s well within the norm for an established neighbourhood.

4. Who typically buys in Windsor Park?
Windsor Park attracts a mix of long-term owners, families, and some investors. It’s a mature area with consistent demand, often appealing to buyers who want proximity to the river, schools, and amenities without the premium of trendier districts. This property would likely suit someone looking for stability over speculation.

5. What should a buyer look for beyond these stats?
The numbers don’t tell you about the condition of the roof, windows, furnace, or plumbing. A 1963 home may have older systems, even if the assessed value looks solid. Buyers should also check if the layout works for their needs—1,059 sqft can feel tight or generous depending on how the space is used. A site visit is essential.