39 Brownell Bay

Property Summary: 39 Brownell Bay

Section 1: Key Characteristics & Buyer Profile

This 848 sqft bungalow, built in 1970, sits on a notably large lot of 4,842 sqft. While the living area is slightly below the neighborhood average and the citywide median for similar homes, the property’s standout feature is its generous land. On Brownell Bay, this lot ranks in the top 8% for size, meaning it offers significantly more outdoor space than most nearby homes. The assessed value of $246K reflects this balance—below the street average but in line with a property that prioritizes land over square footage.

The appeal here is pragmatic. Buyers are not paying for a large interior or a renovated showpiece. Instead, the value lies in the potential of a solid, 1970-built structure on a sizable lot in a central Westdale location. This suits buyers who are willing to invest their own time and resources into interior updates or even a future redevelopment, but want an established, well-ranked street (top 3% for build year consistency) without paying a premium for finished square footage. It’s a candidate for the long-term, hands-on owner, not someone looking for a turnkey move-in.

Section 2: Five Possible FAQs

1. How does the lot size compare to other homes on Brownell Bay?
   The lot is well above average for the street. At 4,842 sqft, it ranks 7th out of 86 homes, placing it in the top 8%. Most homes on the street average around 3,714 sqft.

2. The assessed value is lower than the street average. Is this a concern?
   Not necessarily. The lower assessment ($246K vs. the street average of $261.7K) likely reflects the smaller living area compared to neighbors. It does not automatically mean the property is in poor condition, but it does suggest the home has less livable square footage than typical homes on the block. For a buyer, this could mean a lower tax base and a purchase price that reflects the interior size.

3. Is the neighborhood considered affordable or expensive compared to the city?
   The assessed value ranks in the bottom 12% for Westdale and the bottom 16% citywide. This indicates the property is priced well below the median for comparable homes in both the neighborhood and the broader city. It’s a relatively affordable entry point for a property in this specific location.

4. What is the significance of the "built in 1970" ranking?
   On Brownell Bay, 1970 is an elite build year—it ranks 3rd out of 86 homes, meaning almost all other houses on the street were built earlier. While the home is not new by any means, it is consistently newer than its immediate neighbors, which can be a positive for structural integrity and building standards relative to a very old block.

5. Does the large lot mean the interior is cramped?
   The living area is 848 sqft. This is smaller than the neighborhood average of 1,029 sqft and the citywide average of 1,342 sqft for similar homes. The interior is compact, meaning the value of the property is distributed more toward the land than the building itself. It is a tradeoff—more yard space, less interior room.