Property Overview: 30 Hespeler Avenue, Glenelm, Winnipeg
Key Characteristics & Appeal
This one-and-a-half storey home, built in 1942, presents a solid opportunity in the established Glenelm neighbourhood. With 1,190 square feet of living space and a renovated basement, it offers functional space for a small family or a couple. A key strength is its generous 3,724 sqft lot, which is notably larger than many on its street and in the area, providing valuable outdoor space and potential. The detached garage adds practical utility.
The home’s appeal lies in its strong positioning within its immediate community. Its assessed value ranks well above average for both Hespeler Avenue and Glenelm, suggesting it is a well-regarded property in a desirable local context. This indicates a good level of upkeep and investment relative to neighbours. It suits buyers looking for a character home in a mature neighbourhood who value a larger-than-average yard and the stability of a property that stands out positively in its micro-market. It’s a practical choice for those who prioritize community comparables over city-wide averages.
Frequently Asked Questions
1. How does the assessed value compare to recent sale prices?
The home was last sold in September 2020 for an estimated $24.5k–$27.5k, and its current assessed value is $27.9k. This suggests the assessment is in line with the upper end of its last sale price, but market conditions should be verified for the current climate.
2. Is the lot size a significant advantage?
Yes. The land area ranks in the top 14% on its own street and top 30% in Glenelm. For the neighbourhood, this is a notable asset, offering more private outdoor space than many comparable properties.
3. The city-wide rankings for value and lot size seem low. Why is that?
City-wide data includes all property types, from newer suburban homes on large lots to condos. This home’s rankings are most meaningful when compared locally. Its above-average standing in Glenelm and on Hespeler Avenue is a more relevant indicator of its position in the market you’re actually considering.
4. What does the “renovated basement” include?
The listing notes a renovated basement but does not specify the scope. This would be a key point of inquiry to understand the finish quality, ceiling height, legal egress, and whether it includes a bathroom or secondary living space.
5. The home is 84 years old. What should I be mindful of?
While the basement has been renovated, a home of this age requires attention to major systems. A thorough inspection should focus on the foundation, plumbing, electrical wiring, and the roof, even if updates have been made over the years. Its above-average assessment for the area may reflect some of these updates.