Key Characteristics & Buyer Profile
This is a 1972-built home located at 86 Cullen Drive in Winnipeg’s Westdale neighbourhood. The most defining feature is its land size: the property sits on 5,993 square feet, which is larger than average for the neighborhood (5,168 sqft) and ranks in the top third city-wide. The living space, at 829 square feet, is notably smaller than the average for the street, community, and city. The assessed value sits at $346,000—above the neighborhood average but close to the city’s median.
The appeal here is practical, not flashy. The property offers generous outdoor space without the premium attached to a larger house. For someone who values yard, garden, or expansion potential over interior square footage, this layout makes sense. It would suit buyers who are willing to work with a compact floor plan in exchange for more land—likely first-time homeowners, downsizers who want a manageable interior but room to garden, or someone considering a future addition or renovation. It’s not a “move-in ready” status symbol, but it’s a solid, grounded option in an established area. The price is positioned competitively within the neighborhood, not inflated.
Five Possible FAQs
1. Is this a good investment property?
Possibly, but it depends on your strategy. The land is the key asset here—it’s larger than most comparable properties in Westdale. If you’re looking at long-term land appreciation or the option to build an addition, it has potential. But the small living area and 1972 construction mean the existing structure won’t command top dollar without updates.
2. How does this home compare to others on Cullen Drive?
It’s one of the smaller homes in terms of living area (ranking 83rd out of 97 on the street), but it’s also one of the lower-priced options by assessment, ranking 40th. The house is typical of the street’s age. The lot, however, is above average for the street—a meaningful advantage.
3. Can the living space be expanded?
That depends on local zoning and permits, but the lot size (5,993 sqft) offers more flexibility than many similar homes. Buyers interested in this should have a contractor or architect review the property’s specific setback allowances and zoning rules before committing.
4. Why is the assessed value higher than the neighborhood average?
The assessment likely reflects the land value rather than the house itself. With a lot larger than the typical Westdale property, the total assessed value climbs. The home’s overall value is balanced by the modest living area and age of the structure.
5. Are there any downsides to a 1972 home?
Structural concerns aside, expect older windows, insulation, and mechanical systems. The home isn’t a tear-down, but it may need updates to reach modern efficiency standards. A thorough home inspection—especially of the roof, foundation, and HVAC—is strongly advised. The age is fairly consistent with the neighborhood, so you won’t stand out, but you’ll also inherit a few decades of wear.