465 Best Street – Property Summary

Key Characteristics & Buyer Profile

This is a 1,162 sqft home built in 1961, sitting on a 5,129 sqft lot with an assessed value of $302,000. Its standout feature is the living space: on Best Street itself, the home ranks in the top 28% for living area—above the street average of 1,181 sqft. That’s a genuine advantage for this block. The property is less competitive on assessed value, ranking near the bottom of the street (top 92%), which signals it’s priced below most neighbours despite having comparable square footage. The lot is roughly average for the street but smaller than the Westwood neighbourhood norm (6,491 sqft) and citywide average (6,570 sqft). The year built is on par with the street’s median (1961) but slightly older than the neighbourhood and city averages (1966).

Where the appeal lies: This is a home that offers more interior space than most on its street without the premium price tag. The assessed value gap suggests potential value—either the home needs updates others have done, or it’s simply a quieter entry point into a street where neighbours have higher valuations. The lot is modest by Westwood standards, which could mean less yard maintenance, but also less outdoor space for expansion.

What type of buyer it would suit: Practical buyers who prioritize indoor square footage over lot size and are comfortable in a home that may not be the flashiest on the block. First-time buyers looking for solid space in an established area, or downsizers who want a manageable yard without sacrificing living area. Less likely to suit someone seeking a large garden, premium finishes, or a “best in neighbourhood” status.

FAQs

1. How does the $302,000 assessed value compare to what I’d actually pay?
Assessed value is a benchmark, not a listing price. On this street, the average assessed value is $329,200, and the home sits well below that. Listings often land above assessed value, but the gap here could indicate a property that’s more affordable relative to neighbours—or one that needs work. Check the city’s most recent sales in Westwood for a clearer picture.

2. The home is older (1961)—what should I watch for?
Built in 1961 means it’s at or just past the typical age for major system replacements (furnace, roof, windows, foundation waterproofing). The street average is also 1961, so it’s typical for the area, but not recent. Look for updates to mechanicals and insulation, especially given the smaller lot might limit exterior reno options.

3. Why is the lot size rated “below average” in Westwood but average citywide?
Westwood tends to have larger lots overall (neighbourhood average 6,491 sqft vs. citywide average 6,570 sqft). This home’s 5,129 sqft falls short of both, but the gap is more noticeable within Westwood—it’s in the bottom 12% of the neighbourhood. If you value a big yard, this isn’t it; if you prefer less upkeep, that’s a plus.

4. The assessed value rank is very low on the street—does that mean the home is a fixer-upper?
Not necessarily, but it’s a signal. On Best Street, only four homes rank lower by assessed value. That could reflect a smaller lot than neighbours, fewer upgrades, or a slower recent sale. It’s worth investigating finishings, updates, and whether nearby homes have added suites or renovations you’d need to budget for.

5. How does this home compare to other options in the same price range across Winnipeg?
At $302,000 assessed, the home sits below the citywide average for comparable homes ($390,100) and ranks in the top 70% citywide—meaning it’s more affordable than many. The living area (1,162 sqft) is close to the citywide average for comparable homes (1,342 sqft), so you’re getting near-average interior space at a below-average price point. The trade-off is a slightly older build and a lot that’s smaller than typical.