Property Overview: 87 Carmen Avenue, Winnipeg
Section 1: Key Characteristics & Appeal
This one-storey home in the Glenelm neighborhood presents a practical and affordable entry point into the Winnipeg market. Its key characteristics include a modest 872 sqft of living space, a renovated basement, a detached garage, and a standard city lot of just over 3,000 sqft. Built in 1929, it is actually newer than many homes on its street and in the immediate area.
The primary appeal lies in its value positioning and location. With an assessed value of $260,000, it sits well below the citywide average, offering a relatively lower property tax base. Its price history suggests steady, modest appreciation. The home suits first-time buyers or downsizers seeking a manageable, single-level layout with modernized basics (the renovated basement) and the character of an established, mature neighborhood. It’s a home for those who prioritize financial accessibility and neighborhood feel over square footage, recognizing that while the living space is compact, it is competitively sized for Glenelm.
A less obvious perspective is the lot size. While below average citywide, the 3,069 sqft lot is quite typical for central, older neighborhoods like Glenelm. This offers a balanced yard—enough for gardening or relaxation without the maintenance burden of a much larger plot. The detached garage is also a notable asset in this context, providing valuable storage or workshop space.
Section 2: Frequently Asked Questions
1. How does this home’s size compare to others in the area?
At 872 sqft, the living area is slightly below the average for the Glenelm neighborhood (~1,165 sqft) but is much closer to the average for Carmen Avenue itself (~1,046 sqft). It represents a more compact, efficient footprint typical of many homes on its specific street.
2. Is the assessed value a reliable indicator of the likely selling price?
The assessed value ($260k) is for municipal tax purposes. Recent sold price data for this home shows it traded in the $190k-$250k range in 2016 and 2017. Current market value would be influenced by recent upgrades, market conditions, and comparable sales, which may differ from the assessed value.
3. What does the "renovated basement" entail?
The listing notes a renovated basement but does not specify the scope. Buyers should inquire about the permits, finish quality, ceiling height, and whether it includes a secondary living space, legal egress, or simply updated finishes.
4. What are the implications of the home being built in 1929?
A home of this age offers classic charm but warrants a careful inspection. Prospective buyers should prioritize checks on the foundation, plumbing, electrical systems (e.g., knob-and-tube wiring), and insulation. On a positive note, this home is newer than many of its immediate neighbors.
5. How does the lot size impact potential for expansion or outdoor use?
The lot is 3,069 sqft, which is standard for the street but smaller than newer suburban lots. This likely limits potential for large additions but provides a manageable yard. Any future expansion plans would need to carefully consider setback requirements and lot coverage bylaws.