84 Addison Crescent – Property Summary
Key Characteristics & Buyer Profile
This is a 1,040 sqft bungalow built in 1963, sitting on a 5,121 sqft lot in Winnipeg’s Westwood neighbourhood. Its assessed value is $330,000.
What stands out here is not the home itself, but what it offers relative to its surroundings. The living area is noticeably smaller than both the street and neighbourhood averages—ranking in the bottom 8% locally. The lot is also on the smaller side for the area, though closer to the citywide median. The assessed value reflects this, sitting below the street and neighbourhood averages but right around the citywide norm.
The appeal is subtle. You’re getting a home priced below many of its neighbours, in a well-established Winnipeg neighbourhood. The house itself is from the early ’60s, which is fairly typical for the area, so major systems may be original or nearing end-of-life. The value here is not in square footage or lot size, but in entry price and location.
This property would best suit a buyer who:
- Is looking for an affordable entry into Westwood, a stable central-west Winnipeg neighbourhood.
- Has some appetite for updating or renovation, and isn’t expecting a turnkey home.
- Prioritizes keeping monthly costs lower over maximizing interior space or yard size.
- Is comfortable with a home that ranks modestly against its neighbours but sits near citywide averages overall.
Five Frequently Asked Questions
1. How does the property’s assessed value compare to similar homes nearby?
The assessed value of $330,000 is below the street average of $361,000 and the neighbourhood average of $392,100. It ranks in the bottom 14% locally, but is close to the citywide average of $390,100 when adjusted for comparable properties. This suggests the home is priced to reflect its smaller size and lot.
2. Is the living area too small for a typical family home?
At 1,040 sqft, it is smaller than most homes on Addison Crescent and in Westwood. The street average is 1,257 sqft and the neighbourhood average is 1,372 sqft. Citywide, it ranks in the bottom third. It would suit a couple, a small family, or anyone comfortable with a compact floor plan. It is not likely to suit buyers looking for multiple large living spaces or an open-concept layout without renovation.
3. What is the lot size, and is it usable?
The lot is 5,121 sqft, which is below the street and neighbourhood averages (5,662 and 6,491 sqft respectively). It ranks in the bottom 15% locally but near the median citywide. The lot is perfectly functional for a typical bungalow with a yard, but it will feel more modest than many surrounding properties. It’s not a lot that lends itself to major additions or a large garage without careful planning.
4. How old is the home, and what should a buyer watch for?
Built in 1963, the home is around average in age for the street and neighbourhood, which have averages of 1964 and 1966 respectively. Buyers should expect original or older mechanicals (furnace, electrical, plumbing) and should budget for potential updates. The roof, windows, and foundation should be inspected closely, as homes of this vintage often need work in those areas.
5. How does this property rank overall compared to others in Winnipeg?
On a citywide scale, this home is around average in assessed value and lot size, but below average in living area. It performs best in the “around average” tier for year built and citywide assessed value. Locally, it ranks low on most metrics, which is a trade-off for a lower price point. It’s a property that looks modest next to its neighbours but is more typical when compared across the entire city.