15 Cook Road – Property Summary
Key Characteristics & Buyer Profile
This 1,312 sqft single-family home on a 5,774 sqft lot was built in 1967, placing it among the newer homes on Cook Road (ranked 3rd out of 25 on the street). The living space is slightly below the street, neighbourhood, and city averages—but only by a narrow margin, falling within the top 41–44% across all three comparisons.
Where this property stands out is its assessed value. At $375,000, it sits below both the neighbourhood and city averages, which likely reflects a combination of the smaller lot size and possibly interior condition or updates that haven't kept pace with the market. That said, it’s still within a reasonable range—not an outlier.
The lot is smaller than typical for Westwood (5,774 sqft vs. a neighbourhood average of 6,491 sqft), which may limit expansion potential but also means less upkeep. For someone who values a newer build relative to the street but isn't looking for maximum land, this could be a practical trade-off.
Who it suits: Buyers who want a solid, middle-of-the-road home in an established Westwood neighbourhood without paying a premium for land they don't need. It may appeal to those who prefer a slightly newer structure (for a 1960s home) and are comfortable with a modest yard. It's less suited for buyers prioritizing lot size or expecting below-market pricing on assessed value alone.
Frequently Asked Questions
1. How does the assessed value compare to similar homes nearby?
It's slightly below the neighbourhood average ($392,000) and the city average ($390,000), which could reflect the smaller lot or a home that hasn't been recently updated. On Cook Road specifically, it's in the middle of the pack (13th out of 25).
2. Is this considered a large or small lot for the area?
It's below average for Westwood, where lots tend to be around 6,491 sqft. On Cook Road, it's on the smaller side (ranked 19th out of 25). That said, it's still a typical suburban lot for an older neighbourhood—not cramped, but not sprawling.
3. Why is the build year a selling point here?
Most homes on Cook Road and in Westwood were built around 1966. This one is slightly newer, ranking 3rd on the street. For a 1960s home, that's a small advantage, but it could mean newer foundational elements or roof relative to immediate neighbours.
4. How does the living space compare to other homes in the city?
It's close to the Winnipeg average (1,342 sqft) and ranks in the top 41% citywide. So it's not large, but it's also not small by local standards—a comfortable middle ground for a family or couple.
5. Would this property be a good investment or a starter home?
It leans more toward a stable, long-term hold rather than a quick flip. The assessed value is fair but not a bargain, and the lot size limits upside from expansion. It's a decent fit for someone looking for a move-in ready home in a solid neighbourhood, without paying for features they won't use.