1044 Cottonwood Road – Property Summary
Key Characteristics & Buyer Profile
This is a 1963 bungalow in Winnipeg’s Windsor Park neighbourhood with 1,069 sq. ft. of living space on a 3,564 sq. ft. lot. Its assessed value is $259,000.
The property is one of the smallest and lowest-valued homes on its street and in the immediate area. The living area ranks near the middle of the neighbourhood (top 45%), but the lot size ranks at the very bottom—31st out of 31 homes on Cottonwood Road, and in the bottom 3% of the neighbourhood. The assessed value is the lowest on the street by a significant margin (the street average is $361,500).
The appeal here is not in size or land—it’s about entry point. This is a small, modestly-priced home in a well-established area. The year built (1963) is slightly newer than the neighbourhood average (1961), so the core structure is solid but dated.
Who it suits: First-time buyers looking for affordability within an established central neighbourhood, or investors seeking a property with a low land-to-value ratio (the land is small, so you’re mostly paying for the house). It’s less suited to families wanting yard space or anyone expecting the property to appreciate based on land value alone.
Five Possible FAQs
1. Why is the assessed value so much lower than the street average?
The street has a mix of homes, including larger, newer, or more recently renovated properties. This home’s smaller living area, small lot, and likely unrenovated condition account for the gap. Rankings show it’s the lowest-value home on the street—the next closest is not specified, but the range is wide.
2. The lot is only 3,564 sq. ft.—is that unusually small for Windsor Park?
Yes. Windsor Park was developed mainly in the 1950s and 60s with standard lots around 5,000–6,000 sq. ft. This lot is in the bottom 3% of the neighbourhood. If yard space matters to you, this won’t match the typical Windsor Park feel.
3. How does the living area compare to similar homes in the city?
It’s slightly below the citywide average for comparable homes (1,342 sq. ft.), ranking in the top 64%—so not tiny by city standards, but below average. On the street and in the neighbourhood, it’s essentially average.
4. Is the 1963 build a concern?
Not inherently. The neighbourhood average is 1961, so it’s consistent with the area’s housing stock. Houses from this era in Winnipeg often have good bones (concrete foundations, simple roof lines), but you should budget for updates to mechanicals, insulation, and windows. It’s not old for the area, but it’s not new either.
5. What’s the main risk of buying this property?
The combination of the smallest lot and lowest assessed value on the street means resale will depend heavily on what buyers want in the future. If the neighbourhood trends toward larger homes or redevelopment, this property offers little land to work with. If it stays stable as a modest, mid-century enclave, it’s a perfectly solid starter home.