17 Brownell Bay – Property Summary
Key Characteristics & Buyer Profile
This 1970-built home on Brownell Bay offers 1,044 square feet of living space on a 3,464-square-foot lot, with an assessed value of $281,000. On the street level, it ranks among the top 13% for assessed value and top 3% for year built, meaning it is one of the newer and more valuable homes on this block. However, the lot size is below average for the street, neighborhood, and city overall. The living area is slightly above the street and neighborhood averages but below the citywide figure of 1,342 square feet.
The appeal here is subtle but worth noting. You are buying into a street where the homes are relatively consistent in era (average 1970), but this particular property stands out as a top-tier example within that group—both in value and construction year. It is not a large house or a big lot, but it is well-positioned relative to its immediate neighbours. This suggests a home that has been maintained or updated more than others nearby. The assessed value gap—$281K vs. the street average of $261.7K—reinforces that.
The property best suits a buyer who values a solid, newer-ish home in a stable street, rather than maximum space or a large yard. It could appeal to someone downsizing, a first-time buyer looking for a move-in-ready home without a high price tag, or an investor seeking a property with good street-level value retention. The smaller lot may also appeal to those who prefer lower-maintenance outdoor space.
Five Possible FAQs
1. How does this property compare to others in Westdale?
Within the Westdale neighborhood, this home is around average for living area (ranked #648 out of 1,460) and assessed value (ranked #870 out of 1,460). The lot size is below average, but the year built is also near the neighborhood median. It is not a standout in the broader neighborhood, but it performs well on its own street.
2. Is the lot size a concern?
The lot is 3,464 square feet, which is below the street average of 3,714 and significantly below the neighborhood and city averages. If you want a large yard for gardening, expansion, or privacy, this may not be ideal. However, smaller lots often mean lower maintenance and potentially lower property taxes.
3. What does the assessed value tell me?
The assessed value of $281,000 is above the street average but below the Westdale and Winnipeg averages. This likely reflects the home’s good condition relative to its immediate neighbours, while still being modest compared to higher-end areas. It suggests a property that offers reasonable value for its location.
4. How does the 1970 build year matter?
A 1970 build is older than the Winnipeg average of 1966, but ranks in the top 3% on Brownell Bay. This means most other homes on the street are also from around 1970, so you are not buying into a mismatch. The condition and any updates matter more than the year itself—look for records of renovations or major system replacements.
5. What should I check before making an offer?
Given the home’s strong street-level ranking but smaller lot, look carefully at the condition of the foundation, roof, and mechanical systems. The assessed value suggests it may have been updated, but confirms what work was done and when. Also consider that a smaller lot may limit future additions, so ensure the floor plan meets your long-term needs.