Property Overview: 191 Hespeler Avenue, Glenelm, Winnipeg
Key Characteristics & Appeal
This two-storey home in Glenelm is a standout property defined by its generous scale and significant value. Built in 1959, it is notably newer than many homes in the immediate area. Its primary appeal lies in its spacious 2,184 sqft of living area, which ranks in the top 4% of homes on its street and the top 2% within Glenelm, offering substantially more room than neighborhood averages. This is complemented by a renovated basement, adding to its functional space.
The most striking characteristic is its assessed value of $44,100, which places it in the elite top 1% on Hespeler Avenue and top 2% in Glenelm. This suggests a property with a high municipal valuation relative to its peers, which can be indicative of extensive updates, premium finishes, or a prime lot position not fully captured by the standard metrics. The land size is typical for the neighborhood.
This home would ideally suit buyers looking for a move-in ready, spacious family home in a mature community without the footprint of a massive yard to maintain. It’s particularly compelling for value-conscious buyers who understand that a high assessment relative to local sale prices can sometimes signal underpriced market potential or superior condition. It may also attract those seeking a character home with more modern conveniences than the typical century-old stock in the area.
Frequently Asked Questions
1. Why is the assessed value so high compared to nearby homes?
A significantly higher assessment often reflects major renovations, additions, or premium upgrades that the municipality has accounted for in its valuation. It’s a strong indicator that the home has been substantially improved beyond the baseline of its neighbors.
2. Is the living space spread over multiple floors?
Yes, as a two-storey home with a renovated basement, the 2,184 sqft of living area is distributed across three levels, offering potential for distinct living, sleeping, and recreational zones.
3. How does the property’s age (1959) compare to the neighborhood?
The home was built in 1959, making it decades newer than the average Glenelm home (average year built ~1925). This often means newer mechanical systems, wiring, and plumbing, potentially reducing immediate repair needs common in century homes.
4. What does the sold price history indicate?
The home sold in early 2020 for between $35.5k and $38.5k. The current assessed value being higher than that sale price suggests a possible increase in market value or improvements made since that last sale.
5. The land area is noted as "below average" city-wide. Is that a concern?
This is typical for established inner-city neighborhoods like Glenelm. The lot is standard for the area, offering a manageable yard. This can be an advantage for buyers seeking lower maintenance without sacrificing indoor living space.