Property Overview: 79 Carmen Avenue, Glenelm
Key Characteristics, Appeal & Ideal Buyer
This one-and-a-half storey home in Glenelm, built in 1914, presents a classic Winnipeg character property with modern practicality. Its key feature is a renovated basement, adding valuable finished space to the 1,216 sqft living area. The home includes a detached garage. The data reveals a nuanced position: while its living space and assessed value are above average for its immediate street and Glenelm neighbourhood, it sits on a smaller, more typical city lot. This creates an interesting value proposition—it’s a well-situated home in a mature community that has been updated where it counts.
The appeal lies in its established neighbourhood setting and the move-in readiness afforded by the basement renovation. It suits a practical, value-oriented buyer who appreciates character but prioritizes functional updates over a large lot. It would be ideal for a first-time homeowner looking for a solid entry into a stable area, or a downsizer seeking a manageable property without sacrificing interior space. A thoughtful perspective is that its "above average" standing on Carmen Avenue itself suggests it is one of the more substantial and updated homes on the block, offering a relative premium in a familiar setting.
Frequently Asked Questions
1. How does the assessed value compare to the last sold price?
The home sold in March 2021 for an estimated $22.5k-$25.5k. Its current assessed value is $28.3k, which is above average for the street and neighbourhood, indicating a rise in its official valuation since the last sale.
2. Is the lot size a limitation?
At 3,069 sqft, the lot is below average for the street and city. This means smaller outdoor maintenance but may limit expansion potential. It is, however, typical for the central Glenelm area, aligning with the neighbourhood's established footprint.
3. What does the "above average" living area ranking mean?
With 1,216 sqft, this home offers more living space than 73% of comparable homes on Carmen Avenue and 60% in Glenelm. This suggests it feels more spacious inside than many neighbouring properties, a key advantage in an older area.
4. How old is the home, and what does that imply?
Built in 1914, the home is 112 years old. This is older than most on its street and citywide. Buyers should expect character details but also prioritize a thorough inspection to understand the condition of original components like wiring and plumbing, balanced by the updated basement.
5. Why is the citywide assessed value ranking lower?
While its assessed value is strong locally, it ranks in the top 75% citywide (meaning it’s valued lower than 75% of city properties). This reflects the typically higher property values in newer suburban areas versus established neighbourhoods like Glenelm, not necessarily the home's condition or appeal within its market.