Property Overview: 40 Talbot Avenue, Glenelm
Key Characteristics & Appeal
This one-storey home in the Glenelm neighborhood presents a practical and value-oriented opportunity. Its key characteristic is a renovated basement, adding functional living space to the 852 sqft main floor. The detached garage offers additional storage or workshop potential. Built in 1952, the home is notably newer than many in the historic Glenelm area, which may suggest fewer concerns related to the age of core systems compared to its peers.
The appeal lies in its strong value proposition within its immediate context. The assessed value is well above average for both Talbot Avenue and the Glenelm area, indicating that municipal assessment recognizes a premium relative to nearby properties. This, combined with the renovated basement, suggests the home has been updated. However, the living space is modest, below the neighborhood average, making it a more compact footprint.
This property would suit first-time buyers or downsizers seeking an established neighborhood character without the extreme upkeep that can come with Glenelm's older housing stock. It’s a pragmatic choice for someone who values location and a move-in-ready basement over sheer square footage. The lot size is smaller than average on its street, which translates to less yard maintenance—a perk for some, a drawback for others.
Frequently Asked Questions
1. Is the assessed value a good indicator of the likely selling price?
While the assessed value ($30.50k) is used for property tax calculation and is high for the area, market sale prices are determined by current buyer demand. The last recorded sale in 2021 was in the $27.5k-$30.5k range, providing a recent benchmark.
2. How does the home's size compare to others?
At 852 sqft of living area, the home is below the average for both Glenelm (1,165 sqft) and Winnipeg overall. It offers efficient, compact living rather than spaciousness.
3. What does the "renovated basement" include?
The listing confirms the basement is renovated but does not specify the scope. Buyers should inquire about the finish quality, permits, and the nature of the space (e.g., recreational room, suite, additional bedrooms).
4. The home is newer than most in Glenelm. Is that an advantage?
A 1952 build date is newer than the neighborhood average (1925), which can be an advantage in terms of potentially updated wiring, plumbing, or foundation standards compared to much older homes. It retains the neighborhood charm but may have undergone fewer major renovations over its lifetime.
5. How does the lot size impact the property?
The 3,497 sqft lot is below average for Talbot Avenue. This means a smaller yard, which reduces maintenance but also limits outdoor space for gardening, play, or expansion. The proximity to neighboring homes is likely closer.