85 Cordova Street – Property Summary
Key Characteristics & Ideal Buyer Profile
This 1,716 sqft home on Cordova Street in Winnipeg’s Wellington Crescent area was built in 1929 and sits on a 5,135 sqft lot. Its key appeal is citywide value relative to size. While the assessed value ($479k) is average for the street and well below the neighbourhood average ($805.6k), the living area ranks in the top 20% citywide and top 29% on its street. This means you get a home that is roomier than most properties in the city, in a desirable older neighbourhood, without paying a premium for the address itself.
The property would suit a buyer who wants a larger-than-average floor plan in a central, established area but is less concerned about land size (the lot is typical for the street but small by neighbourhood standards) or a fully modernized home—homes from 1929 often require or have already undergone updates. It is a fit for someone who values interior space over a big yard and is willing to accept that the assessed value reflects a more modest finish or condition compared to pricier neighbours.
Five Frequently Asked Questions
1. How does the assessed value compare to the neighbourhood average?
The assessed value of $479k is well below the Wellington Crescent neighbourhood average of $805.6k. On its own street, it ranks around the middle (top 38%). The gap suggests this home is priced more in line with its street than its larger, more expensive surrounding area.
2. Is the land area considered small for the neighbourhood?
Yes. At 5,135 sqft, the lot is typical for Cordova Street itself (average 5,045 sqft) but is about half the size of the neighbourhood average of 9,488 sqft. Buyers who prioritize a large yard may want to look elsewhere in Wellington Crescent.
3. How old is the home, and how does it compare to other properties?
Built in 1929, it is older than the citywide average (1966) but around the same age as other homes on its street (average 1944) and in the neighbourhood (average 1940). It ranks in the older half of properties citywide (top 83%) and the newer half on its street (top 70%).
4. Why is the living area considered above average if the home looks modest?
The 1,716 sqft living area is larger than the citywide average for comparable homes (1,342 sqft) and the street average (1,517 sqft). However, it is smaller than the neighbourhood average (2,343 sqft). The home offers spacious interiors by city standards but is not oversized for its upscale area.
5. What does “rank by living area” or “rank by assessed value” actually mean?
These ranks compare this property to other comparable homes within the same scope (street, neighbourhood, or city). A higher rank (e.g., top 20%) means the home outperforms that percentage of peers in that category. For assessed value, a higher rank means a higher value relative to peers. For year built, older homes rank lower (newer = better rank).