490 Rouge Road – Property Summary
Key Characteristics & Buyer Suitability
This 1,157 sqft home, built in 1964, sits on a 5,199 sqft lot in Winnipeg’s Westwood neighbourhood. Its main appeal lies in the assessed value: at $396,000, it ranks in the top 14% on its street and above the street average of $351,500. This suggests the property has held or gained value more strongly than many nearby homes, despite living space and lot size being slightly below street and neighbourhood averages. The living area is around the middle of the pack citywide, and the lot is notably smaller than typical for Westwood (where the average is 6,491 sqft). The house itself is from the mid-1960s, which is common for the area.
The property would suit a buyer who prioritizes a solid, well-located asset with good value retention over maximum square footage or a large yard. It’s a practical fit for someone who wants a manageable lot and is comfortable with a home that may need updates but is in a neighbourhood with stable or rising assessed values. It’s less suited for buyers seeking a large living space or a sprawling lot typical of the area.
Five Possible FAQs
1. How does the assessed value compare to similar homes nearby?
The assessed value of $396,000 is above the street average ($351,500) and ranks in the top 14% on Rouge Road. It’s around average for the Westwood neighbourhood and citywide, meaning the property is valued higher than most on its street but is in line with broader area norms.
2. Is the lot size unusually small for this neighbourhood?
Yes, relative to Westwood. The lot is 5,199 sqft, which is below the neighbourhood average of 6,491 sqft and ranks in the bottom 20% on its street. However, it’s around average citywide, so it’s not unusually small by Winnipeg standards.
3. What does the ranking data tell me about this property’s condition or desirability?
The data focuses on measurable facts (size, value, year built), not condition. The high assessed value relative to the street suggests stronger market demand or recent improvements, but you’d need an inspection to confirm actual condition. The lower lot and living area rankings indicate the property is a smaller-than-average option in its immediate area.
4. How old is the home, and is that typical for the street?
Built in 1964, it’s one year older than the street and neighbourhood averages (both 1966). It ranks in the middle of the pack locally, so it’s a fairly typical age for a home in Westwood and on Rouge Road.
5. What does “ranked #86 out of 125” or similar numbers actually mean?
These rankings compare this property against all comparable homes on the same street, in the neighbourhood, or citywide. A rank of #86 out of 125 on the street for living area means 84 homes are larger and 40 are smaller. Lower numbers (like #18 for assessed value) are better, meaning it beats more homes in that category.