Property Overview: 52 Hart Avenue, Glenelm, Winnipeg
Key Characteristics & Buyer Appeal
This one-and-three-quarter storey home in the established Glenelm neighborhood presents a classic Winnipeg character property built in 1913. With 1,306 sqft of living space, it offers above-average roominess for both its street and local area. A key standout is its Assessed Value of $30.20k, which ranks in the elite top 5% on Hart Avenue and above average for Glenelm, suggesting a strong valuation foundation relative to its immediate peers. The home sits on a modest, sub-3,000 sqft lot and features a detached garage and an unrenovated basement, indicating a property that retains its original layout and offers a blank canvas for updates.
The appeal lies in its position within a desirable, mature neighborhood and its sizeable living area for the locale, offering space at a value-conscious entry point. It suits a specific buyer: those seeking a character home with project potential, who are comfortable with a property of this age and see value in its above-average assessment metrics. It’s a practical choice for a hands-on buyer, an investor looking for a solid neighborhood play, or someone prioritizing location and lot-based value over modern finishes. A less obvious perspective is that its high assessed value ranking on the street could indicate it's already been recognized as a premium property on the block, potentially influencing future equity.
Frequently Asked Questions
1. What does "one-and-three-quarter storey" mean?
This is a common Winnipeg architectural style where the second floor has slightly less full height than the main floor, often featuring dormer windows. It typically provides good living space, including potential bedrooms upstairs.
2. The assessed value seems very low compared to typical sale prices. Why?
The assessed value (e.g., $30.20k) is for municipal tax purposes and is not an indicator of market value. Market value is determined by recent sales of comparable homes, like the listed sale in the $355k-$385k range for this property.
3. What are the implications of an unrenovated basement?
It means the basement space is in original or utility condition, not finished as living space. This offers both a project opportunity and a clear upfront understanding that any basement development would be a future investment.
4. How does the lot size impact this property?
At 2,862 sqft, the lot is below average for the street and city. This means smaller outdoor maintenance but also limited potential for expansions or additions that require significant yard space.
5. The home is over 110 years old. What should I consider?
While offering classic charm, it necessitates a thorough inspection focusing on the foundation, plumbing, electrical systems, and insulation. Budgeting for ongoing maintenance and potential updates to older components is essential.