481 Sumach Street – Property Summary
Key Characteristics & Buyer Profile
This is a 1969-built home with 1,156 sqft of living space on a 5,298 sqft lot in Winnipeg’s Westwood neighbourhood. Its assessed value is $365,000.
The main selling point is the year built. At 1969, it’s one of the newer homes on Sumach Street (top 6%) and within the top 8% of the wider neighbourhood. Most nearby houses date from the mid-1960s. The assessed value also ranks well on the street (top 17%), suggesting it holds its ground against older, often smaller neighbours.
Where the property shows below-average numbers is land area. The lot is smaller than typical for both the street and neighbourhood. That’s not necessarily a drawback—it often means less maintenance and a more compact yard—but buyers expecting a generous Westwood lot may find it tight.
Living area is above average for Sumach Street (top 26%) but below average compared to the neighbourhood as a whole. Citywide, it sits squarely in the middle.
This property suits:
- Buyers who value a newer build relative to the surrounding area, not raw square footage.
- Those who want a manageable yard without sacrificing urban proximity.
- Someone looking for a house that tracks well against street-level value trends, with less concern about neighbourhood-wide or citywide averages.
Five Possible FAQs
1. How does the smaller lot affect resale value?
The lot is below average for Westwood, but the home itself is newer than most on the street. In resale, the trade-off is usually accepted by buyers who prefer a newer house over extra yard space. The street-level value ranking suggests this hasn’t been a drag so far.
2. Is the assessed value realistic for what’s actually inside?
Assessed value is about market context, not interior condition. At $365,000, the house ranks above average for its street but below the Westwood median. If the interior is in good shape, that gap may indicate room for moderate appreciation or simply reflect the smaller lot.
3. Why is living area below the neighbourhood average if the house feels roomy?
Westwood has a mix of larger bungalows and split-levels from the 1960s, many averaging around 1,372 sqft. This house is about 200 sqft smaller. That difference often shows up in bedroom size or the absence of a formal dining area—not necessarily in day-to-day use.
4. What does “Top 6%” for year built actually mean for maintenance?
It means this house is among the newest on the block. Homes from 1969 typically have original features like galvanized plumbing or aluminum wiring, but they’re also less likely to have knob-and-tube or foundation issues common in pre-1960 builds. Still, a 55-year-old home will need updates.
5. How does this compare to other homes near Sumach Street?
A neighbourhood map analysis (link on the original listing page) allows side-by-side comparison of year built, living area, assessed value, and lot size for nearby properties. That’s the best way to see if this home’s trade-offs—newer build, smaller lot—are typical for the area or an outlier.