Property Summary: 1176 Cottonwood Road
Key Characteristics & Buyer Profile
This 1963 bungalow in Winnipeg’s Windsor Park neighbourhood offers 1,040 square feet of living space on a 5,776-square-foot lot. Its assessed value sits at $344,000.
The property is unremarkable in size but holds subtle advantages. It was built slightly earlier than the citywide average, placing it in the top 19% of homes within Windsor Park by age—meaning it likely benefits from a more established construction era, mature landscaping, and a solid bones structure common to homes from that period. The lot, while average for its street and neighbourhood, ranks in the top 37% citywide for land area, which is a quiet strength: buyers prioritising outdoor space or future expansion potential will get more land per dollar here than in many other parts of Winnipeg.
Where the property is weakest is assessed value. It sits below the street average, suggesting it may need updates compared to immediate neighbours, or that its finishes and condition lag behind comparable homes on Cottonwood Road. This creates an opportunity for buyers willing to invest sweat equity or renovations.
It would suit: First-time buyers looking for an entry point into a stable, mid-century neighbourhood; renovators seeking a project with good bones and a decent lot; or anyone who values older construction quality and a larger yard over turnkey finishes. It is less ideal for buyers who want a home that requires no work immediately, or who need more than 1,040 square feet.
Frequently Asked Questions
1. How does the assessed value compare to similar homes?
The value is $344,000, which is about 5% below the street average and 12% below the citywide average for comparable properties. This puts it in the bottom quarter of its street, which often signals either deferred maintenance, dated interiors, or a smaller-than-average living area.
2. Is the living area small for a 1960s bungalow?
Yes and no. At 1,040 square feet, it's typical for its street and neighbourhood—larger than many starter homes from that era, but below the citywide average for comparables (1,342 sqft). The trade-off is the lot: many newer or larger homes sit on smaller parcels.
3. What is the lot actually like?
5,776 square feet is generous by citywide standards. It offers room for a decent backyard, a garage or shed, and likely mature trees. For context, the average comparable home in Winnipeg sits on about 800 fewer square feet of land.
4. Is the age a concern or a benefit?
A 1963 build predates many modern building codes, but in Windsor Park, homes from that era are often solidly constructed with good materials. The fact that it's older than 81% of neighbourhood homes suggests it was built during the area's earlier development phase, which can mean better craftsmanship and less cookie-cutter design.
5. What should I look for during a viewing?
Focus on the mechanicals (furnace, roof, windows) and any signs of water damage in the basement or around windows. Because the assessed value trails its street, expect that some cosmetic or structural updates are likely needed. Also measure the actual living area and lot lines yourself—rankings are based on municipal data, which can have minor discrepancies.