Property Summary: 14 Davis Crescent
Key Characteristics & Buyer Profile
This is a 1,164 sqft home built in 1961, sitting on a 6,302 sqft lot. Its appeal is not in standing out as the biggest or newest on the street, but in offering solid, balanced metrics relative to its surroundings. The property’s assessed value of $381,000 is notably above average for its own street—ranking in the top 25%—yet it remains close to the average for the broader Westwood community and the city of Winnipeg. This suggests a home that is comparatively well-valued within its immediate neighborhood but not overpriced for its wider market.
The land is a key asset. At 6,302 sqft, it is slightly above average for Westwood and ranks in the top quarter citywide. This is unusual for a street where the average lot size is a very large 17,216 sqft—meaning this property offers a sizable yard by city standards without the high maintenance or price tag of the truly oversized lots on Davis Crescent. The living area is near the middle of the pack across all three comparison ranges, making the home neither cramped nor sprawling.
This property would suit a buyer who values a good yard and a reasonably central location over a move-in-ready modern finish or maximum square footage. It is a strong fit for someone looking for a home with character from the early 1960s, who is comfortable with updates or wants a project where the underlying asset—the land and location—is sound. It is less suited for someone seeking a turnkey luxury home or maximum living space for the money.
Frequently Asked Questions
1. How does the assessed value relate to the property’s actual market price?
The assessed value of $381,000 is a baseline used for property tax calculation, not a guaranteed selling price. The fact that it ranks high on the street (top 25%) but closer to average in the community and city means the home’s tax burden is relatively high for the street but fair for the area. Market price will depend on the home’s condition, renovations, and current demand, but the assessment suggests the property is not undervalued among its immediate neighbors.
2. Why is the average lot size on Davis Crescent so much larger than this property’s?
The street average of 17,216 sqft is heavily skewed by a few very large lots. This property’s 6,302 sqft is actually closer to the typical lot size in Westwood and the city overall (around 6,500 sqft). So while it’s not one of the sprawling lots on the street, it still offers a yard that is above-average citywide—a good balance of space without the upkeep of a much larger property.
3. The building was constructed in 1961. What should I look for in a home of this age?
Homes from the early 1960s often have solid framing and good bones, but key systems (electrical, plumbing, roof, furnace) may need updating. It is worth checking for original windows, insulation levels, and any asbestos in flooring or pipe insulation. The age ranking shows it is older than average for Westwood (bottom 13% in the community), so it may need more immediate attention to major systems than a home from the mid-1960s.
4. The living area is 1,164 sqft. Is this considered small for a single-family home?
In Winnipeg, it is slightly below average (city average is 1,342 sqft), but within Westwood it is very close to the neighborhood average. On its own street, it is also near the middle. So while it is not a large home, it is not unusually small for the area. It would likely suit a couple, a small family, or someone downsizing who still wants a separate yard.
5. How does this property compare to others in Westwood in terms of value?
The assessed value is nearly identical to the Westwood average ($392,000 vs. $381,000), but the land size is slightly above average and the building is older. This means you are getting a relatively good lot for a price that matches the neighborhood norm, but the home itself may require more investment than a newer property at the same price point. It offers good potential for someone who can invest sweat equity or renovations over time.