238 Cullen Drive

238 Cullen Drive – Property Summary

Key Characteristics & Buyer Profile

This 840-square-foot home, built in 1973, sits on a 3,499-square-foot lot in Winnipeg’s Westdale neighborhood. Its standout feature is the year built: it’s the oldest home on its street (ranked 1 out of 97), though the street average is 1971, so the difference is marginal. The property ranks below average locally and city-wide for living area, assessed value ($264K), and land size. That means you’re paying for a smaller footprint and lot compared to nearby peers, but the assessed value is also lower—so it’s priced accordingly.

The appeal here is for buyers who value age and character over square footage or yard space. If you want a house from the early 1970s that hasn’t been bumped up in price due to a big lot or recent renovation, this could fit. It suits first-time buyers, investors looking for a lower entry point in Westdale, or anyone who prefers a compact, manageable property in a mature neighborhood. The rankings suggest it’s a value-oriented choice rather than a premium one—you’re not paying for space you don’t need.

Five Possible FAQs

1. How does the living area compare to other homes nearby?
It’s below average. On Cullen Drive, the average living area is 1,006 sqft, so this home is about 166 sqft smaller. The gap is wider city-wide (avg 1,342 sqft) but less noticeable in Westdale (avg 1,029 sqft). So it’s a compact home, but not unusually small for the neighborhood.

2. Why is the assessed value only $264K when the street average is $331K?
Assessed value reflects size, condition, and lot—not just location. Since this home has a smaller living area and land size than most on the street, its value is lower. It’s ranked 89 out of 97 on the street, so it’s one of the more affordable properties there.

3. Is being “oldest on the street” a good thing or a red flag?
It depends on your perspective. The home is only two years older than the street average (1973 vs. 1971), so it’s not dramatically dated. It likely needs updates, but older homes can also mean better original materials or a solid structure. Worth an inspection—but being #1 isn’t a concern here, just a quirk.

4. How much yard space is there?
The land area is 3,499 sqft, which is below average for the street (5,583 sqft) and the neighborhood (5,168 sqft). It’s a small lot by Westdale standards. If you want a large garden, room for extensions, or a big yard for kids, this probably isn’t it. Fine for low-maintenance living.

5. What’s the best way to compare this home to others?
Use the “neighbourhood map analysis” linked on the page—it lets you compare year built, living area, assessed value, and lot size with nearby houses. Rankings are helpful, but seeing the numbers side-by-side gives you a clearer picture of how this property stacks up in its immediate context.