438 Rouge Road – Property Summary
Section 1: Key Characteristics & Buyer Profile
This 1,180 sqft single-family home, built in 1964, sits on a 5,495 sqft lot in Winnipeg’s Westwood neighbourhood. The numbers tell a straightforward story: the property is consistently average or slightly below average relative to its immediate street, the wider neighbourhood, and the city as a whole.
The home’s assessed value of $350,000 sits just below the street average of $351,500, while the Westwood neighbourhood average is noticeably higher at $392,100. This discrepancy is partly explained by the lot size—at 5,495 sqft, it is well below the neighbourhood average of 6,491 sqft. Across the city, the lot also ranks in the bottom 44% for size. The living area mirrors this pattern: it is smaller than the neighbourhood and city averages, landing in the middle of the pack for its immediate street.
Appeal & buyer fit: This property’s main draw is its lack of pretension. It does not stretch for top-tier finishes or oversized spaces. For a buyer who wants a functional, mid-century home in a solid neighbourhood without paying a premium for a large yard or recent renovations, this is a sensible option. It would particularly suit:
- A first-time buyer looking to enter the market at a realistic price point.
- Someone who values location and street character over square footage or lot size.
- A buyer with renovation plans who recognizes the potential to add value by updating the interior or reconfiguring the layout—since the bones and price are reasonable, the budget can go into finishes.
- An investor seeking a rental property where acquisition cost matters more than curb appeal.
The less obvious perspective: being “average” on a street where the average is solid (not distressed) often means the neighbourhood is stable. This home is not a fixer-upper in a declining area, nor is it a premium house in a hot pocket. It is a middle-ground property that has held its value relative to peers—something that can be overlooked when chasing “best in class” listings.
Section 2: Five Possible FAQs
1. How does this home’s living area compare to others nearby?
It is around the average for the street (ranked top 54% out of 125 homes), but slightly below the neighbourhood and city averages. The city-wide average for comparable homes is 1,342 sqft; this home is 1,180 sqft.
2. Is the lot size a concern?
It depends on your needs. The lot is smaller than most in Westwood (top 76% of the neighbourhood, meaning 76% of homes have larger lots). At the street level, it is dead average (ranked top 49%). If you want a big yard for gardening or a playset, this lot will feel cramped. If you want lower maintenance, it may be a plus.
3. Why is the assessed value lower than the neighbourhood average?
The main driver is the lot size. The neighbourhood average lot is 6,491 sqft; this one is 5,495 sqft. Land value tends to carry significant weight in assessments, so a smaller lot pulls the total down. The living area and year built are both close to neighbourhood norms, so the lot is the key differentiator.
4. When was the home built, and how does that affect maintenance expectations?
Built in 1964, which is right around the average for the street and neighbourhood. A home this age likely has original mechanicals (furnace, electrical, plumbing) or systems that have been updated at some point—buyers should budget for the possibility of replacing major systems within the next 5–10 years if they haven’t been done recently. Mid-century construction is generally solid, but insulation and windows may be dated.
5. How does this property rank compared to all homes in Winnipeg?
It sits in the middle tier across all four metrics citywide: living area (top 52%), assessed value (top 54%), year built (top 54%), and land area (top 44%). In practical terms, this means it is a very typical Winnipeg home for its era and location—not remarkable, but not an outlier in any negative way. For a buyer who wants reliable resale without paying for uniqueness, that can actually be a strength.