46 Addison Crescent

46 Addison Crescent – Property Summary

Key Characteristics & Buyer Profile

This is a 1,170 sqft bungalow built in 1964 on a 5,128 sqft lot in Winnipeg’s Westwood neighbourhood. Its appeal is rooted in practicality rather than standout specs. The living area is below average for Addison Crescent (ranked 43rd out of 59), and the assessed value of $347k is also below the street and neighbourhood averages. The lot is smaller than most in the area, which places it in the bottom quarter of Westwood properties. Where the home holds its own is in its age—it’s around average for both the street and the city, meaning it’s not an outlier that might come with deferred maintenance from a much older build, nor is it a newer home that commands a premium. This property suits a buyer who values a modest entry point into a stable, established neighbourhood. It’s not the biggest or the newest, but it’s not an extreme compared to its peers. A first-time buyer or someone looking to avoid overpaying for square footage they don’t need might find it a sensible fit. The less obvious angle: being below average on the street can mean less pressure to keep up with neighbours’ renovations, and a smaller lot often means less yard work—something a busy household or an older buyer might prefer.

Five Frequently Asked Questions

1. How does the assessed value compare to similar homes nearby?
   The assessed value of $347k is below the Addison Crescent average of $361k and well below the Westwood neighbourhood average of $392k. Citywide, it sits near the middle (top 55%). This suggests a relatively affordable price point within the area, though it’s worth noting that assessments don’t always reflect current market conditions.

2. Is the smaller lot a disadvantage?
   The lot is smaller than typical for Westwood (5,128 sqft vs. the neighbourhood average of 6,491 sqft). That means less outdoor space, but also less upkeep. For buyers who don’t need a large garden or who prioritize a lower purchase price over land size, it’s a trade-off worth considering.

3. What does the year built (1964) imply about the home’s condition?
   It’s typical for the street and slightly older than the neighbourhood average (1966). Homes from the mid-1960s often have solid construction but may need updates to wiring, plumbing, or insulation. Any specific condition would depend on the property’s maintenance history, which isn’t captured in the ranking data.

4. How does this property rank compared to others on Addison Crescent?
   It sits in the bottom half for living area (43rd out of 59) and assessed value (45th out of 59). For year built, it’s about average (20th out of 59). Lot size is also mid-range (35th out of 59). Essentially, it’s a modest home on a street with a mix of larger and more valuable properties.

5. What type of buyer would get the most value out of this home?
   Someone who wants to live in Westwood without paying a premium for a larger lot or extra square footage. The below-average assessment might also appeal to buyers looking for a property that hasn’t been “priced up” by recent renovations or trends. It’s a straightforward, no-fuss option in a neighbourhood that otherwise averages higher in size and value.