Property Overview: 86 Glencoe Avenue, Winnipeg
Section 1: Key Characteristics & Appeal
This well-situated one-storey home in Kildonan Drive presents a compelling blend of solid fundamentals and notable value. Its key characteristic is a recently renovated basement, adding modern living space to the 1,081 sqft footprint. The detached garage and a standard 5,550 sqft lot offer practical suburban living.
The primary appeal lies in its exceptional assessed value proposition. With an assessed value of $45.30k, it ranks in the top 3% on its own street and the top 15% in the broader Kildonan Drive area, indicating a highly favorable municipal assessment relative to its neighbors. This, combined with a sale in late 2022 in the low $50k range, suggests a property with a strong, stable foundation for equity. The home suits pragmatic buyers looking for a manageable, single-level layout in an established neighborhood. It would particularly appeal to value-conscious purchasers, such as first-time homeowners or investors, who prioritize financial metrics and renovation potential over sheer size, as the living area is modest but functional.
Section 2: Frequently Asked Questions
1. What does the "Elite" assessed value ranking actually mean?
It means the City of Winnipeg's assessed value for this home is among the highest proportionally on its street (top 3%) and well above average for the area. This can be a sign of desirable attributes the city recognizes, but it is not a direct market appraisal. The actual sale price will be determined by the current market.
2. Is the living space sufficient for a family?
At 1,081 sqft, the main living area is modest. However, the renovated basement significantly expands the usable space. This layout may suit a smaller family or those comfortable with utilizing multi-level living areas efficiently.
3. What are the implications of the 1956 build year?
Built in 1956, the home is of average age for its neighborhood. Buyers should anticipate potential updates to major aging components like plumbing, electrical, or the roof, balanced by the character and established lot size typical of that era.
4. How does the recent 2022 sale price relate to today's value?
The 2022 sale provides a recent benchmark, but property values have likely shifted since. This history is most useful for understanding the property's trajectory rather than pinpointing its current price, which depends on present market conditions.
5. What is the benefit of a detached garage?
A detached garage offers flexibility—it can be used for vehicle storage, a workshop, or extra storage without impacting the home's living space. It may also present future potential (like a studio conversion) subject to local regulations, though it may be less convenient in winter than an attached garage.