458 Rouge Road – Property Summary
Key Characteristics & Buyer Profile
This is a 1,180 sqft single-family home built in 1964, sitting on a 5,199 sqft lot in Winnipeg’s Westwood neighbourhood. Its assessed value is $376,000.
The property’s main appeal lies in its land value relative to assessment. The lot is smaller than the local average (ranking 80th out of 125 on the street) and also smaller than the broader Westwood average, but the property’s assessed value is higher than the street average and close to the citywide median. This suggests the home’s structure and condition may be carrying more weight than the land—something that often appeals to buyers who want a solid house without paying a premium for a large yard they won’t use.
The living area is right around the middle for the street and city, so it’s not a standout in size, but it’s not cramped either. The 1964 build is also typical for the area, which means maintenance and renovation history matter more than age alone. This isn’t a house that jumps out in any one category, but it’s consistent—and consistency can be attractive to buyers who don’t want surprises.
Best suited for: Practical buyers—first-time homeowners, small families, or investors looking for a balanced property in a stable, established neighbourhood. It’s not the flashiest house on the block, but it offers decent space and a reasonable price point without obvious red flags.
Five Possible FAQs
1. How does the assessed value compare to similar homes nearby?
The property’s assessed value of $376,000 is above the street average ($352,000) and falls in the top 26% on Rouge Road. However, it’s slightly below the Westwood neighbourhood average ($392,000) and the citywide average ($390,000), meaning it’s priced competitively for both the street and the broader market.
2. Is the small lot a disadvantage?
It depends on your priorities. The lot is smaller than most on the street and in the neighbourhood, which could be a drawback if you want a big yard, garden, or room for additions. But it keeps the property more affordable and easier to maintain. For buyers who prefer a manageable outdoor space, this could actually be a plus.
3. What does the “average” ranking for living area and build year really mean?
The home’s 1,180 sqft and 1964 construction both fall very close to the median for the street, neighbourhood, and city. That means you’re getting a typical mid-century house in terms of size and age. The upside is that you’re not paying a premium for something unusual. The downside is that resale value won’t be driven by rarity—it will depend more on how well the property has been maintained and updated.
4. How does this property compare to newer homes in Westwood?
It doesn’t compete directly. Newer homes in the area tend to have larger floor plans and higher assessed values. This property is more aligned with the older, established housing stock that makes up much of Westwood. If you’re looking for modern finishes or an open-concept layout, expect to factor in renovation costs. If you’re comfortable with a classic 60s floor plan, the price reflects that.
5. What should I check before making an offer?
Given the 1964 build, focus on the roof, furnace, windows, and plumbing—especially if updates aren’t documented. Also verify any past renovations, since the assessed value being above the street average might reflect improvements rather than land appreciation. A home inspection and a look at the electrical panel are strongly recommended.