Property Overview: 7 Leslie Avenue, Glenelm, Winnipeg
Section 1: Key Characteristics & Appeal
This is a classic two-and-a-half storey home built in 1913, offering solid space with 1,587 sqft of living area. Its standout feature is the generous 5,397 sqft lot, which is significantly larger than most in the desirable Glenelm neighbourhood, providing excellent outdoor potential. The home includes a detached garage and an unrenovated basement, presenting a canvas for customization.
The appeal lies in a combination of established community charm and tangible opportunity. While the home itself is older and may require updates, it sits on a prime, above-average-sized lot in a well-regarded area. The assessed value is modest relative to the city, which can be attractive for tax purposes, but it also suggests the selling price may offer room for value growth, especially for someone willing to invest in renovations.
This property would best suit a practical buyer who values land size and location over move-in-ready perfection. It’s ideal for a hands-on homeowner looking to gradually shape a character home to their taste, or an investor who recognizes the long-term value of a large lot in a stable neighbourhood. It’s less suited for those seeking a modern, low-maintenance property without renovation plans.
Section 2: Frequently Asked Questions
1. What does "basement, not renovated" typically mean?
It usually indicates the basement is in original or functional condition, but not modernized. Expect foundational finishes like concrete floors and basic utilities, with potential for moisture control issues or outdated mechanical systems. It represents both a cost consideration and an opportunity to design the space from scratch.
2. The assessed value seems low. Does that affect the selling price?
Not directly. Municipal assessed value is for tax purposes and often lags behind market value. The recent sold price range (approx. $285k-$315k in mid-2024) is a much stronger indicator of its actual market value. The lower assessment, however, can mean relatively lower property taxes.
3. How does the large lot size benefit a buyer?
Beyond simple outdoor space, a lot this size (over 5,000 sqft) in Glenelm offers rare potential for additions, landscaping projects, gardens, or future detached structures like a workshop or studio, subject to city bylaws. It provides a sense of privacy and scalability that smaller lots do not.
4. Is an older home like this (1913) a concern?
It requires a pragmatic approach. While offering character and sturdy construction, it likely needs updates to wiring, plumbing, insulation, and windows for modern efficiency and comfort. A thorough inspection is essential to budget for these systemic updates, separate from cosmetic renovations.
5. How does this home compare to others on the street and in Glenelm?
The data shows it’s a unique mix. Its living space is average for the street but above average for Glenelm. Crucially, its lot size is in the top 10% for the neighbourhood, making it an outlier. This suggests you’re paying more for the land and location than for the current condition of the structure itself.