14 Cook Road

14 Cook Road – Property Summary

Key Characteristics & Buyer Profile

This is a 1964-built single-family home with 1,234 sq ft of living space on a 5,980 sq ft lot, located on Cook Road in the Westwood area of Winnipeg. The property sits in the middle of the pack for its size: its living area is just slightly below the street average (1,349 sq ft) and in line with both the neighbourhood and city norms. The land is similarly unremarkable for the street and area, though it fares slightly better city-wide, ranking in the top third for lot size.

Where the property stands out is in its assessed value. At $345,000, it is notably below the street average of $379,000 and the neighbourhood average of $392,000. This makes it one of the more affordable homes on the block and in the immediate area. The house is also a couple of years older than the average home on the street (built 1964 vs. 1966 average), though that gap is small.

The appeal here is straightforward: you get a typical-sized home on a typical-sized lot in an established neighbourhood, but at a price point that undercuts many comparable properties nearby. It suits buyers who are comfortable with a home that isn’t a standout on paper—no oversized rooms or premium finishes—but offers solid value in a location with good city-wide context. This could be a good fit for first-time buyers looking to enter a stable area, or for anyone prioritizing monthly costs over surface-level upgrades. The lower assessed value may also mean lower property taxes relative to neighbours, which is worth considering.

Frequently Asked Questions

1. How does the home compare to others on the same street?
On Cook Road (25 homes total), this property ranks 15th for living area (near the middle), 24th for assessed value (among the lowest), and 20th for age (a bit older than average). Its land size is about average for the street.

2. Is the neighbourhood (Westwood) generally affordable compared to the rest of Winnipeg?
Yes. The average assessed value in Westwood is about $392,000, which is close to the city average of $390,000. This property, at $345,000, is below both, so it sits on the more affordable side of an already middle-of-the-road neighbourhood.

3. What does “assessed value” mean for my taxes, and why does it matter?
The assessed value is used to calculate property taxes. A lower assessed value typically means lower taxes, all else being equal. Since this home is assessed below both its street and neighbourhood averages, it may have a tax advantage compared to nearby homes with higher assessments.

4. The house was built in 1964—what should I be aware of?
It’s not exceptionally old for the area (most homes on the street are from the mid-60s), but any home from that era may have older mechanical systems, windows, or insulation. Buyers should budget for potential updates, but the age is consistent with what’s typical in Westwood.

5. How does the lot size compare city-wide?
The lot is 5,980 sq ft, which ranks in the top third of all Winnipeg properties. While it’s only average for the street and neighbourhood, it’s relatively generous compared to the city as a whole. That could matter if you value outdoor space or plan future additions.