86 Humboldt Avenue

Property Overview: 86 Humboldt Avenue, Winnipeg

Section 1: Key Characteristics & Appeal

This one-and-a-half storey home in Glenwood presents a practical and grounded opportunity. Its key characteristics include a renovated basement, a detached garage, and a notably larger-than-average lot for the immediate area at over 5,000 sqft. Built in 1949, it is older than many homes on its street, which can suggest a well-established neighbourhood character.

The appeal lies in its balance and context. The home's living space (913 sqft) and assessed value are squarely average for both Humboldt Avenue and the broader Glenwood area, indicating a property that fits comfortably within its local market without premium or discount pressures. The renovated basement adds modern livability, while the generous lot offers valuable outdoor space or future potential rare for the street. It suits a first-time homebuyer or a downsizer looking for a manageable, updated home in a stable neighbourhood without the footprint of a larger, newer property. It would also appeal to a value-oriented buyer who prioritizes land size over interior square footage.

Section 2: Frequently Asked Questions

1. How does this home truly compare in size to others?
While the living area is average for the street and neighbourhood, it is below the citywide average. This highlights Glenwood as an area of typically modestly sized homes, so the property feels appropriately scaled within its community.

2. What does the "above average" land ranking mean?
The lot is in the top 22% on Humboldt Avenue for size. This means you're getting more outdoor space than most neighbours, a valuable asset for gardening, play, or simply more privacy.

3. The home is older than average for the street. Is that a concern?
The 1949 build date is older than three-quarters of homes on Humboldt. This isn't inherently negative—many older homes are solidly built—but it underscores the importance of a thorough inspection to understand the condition of major aging components like the roof, wiring, and plumbing.

4. What is the likely property tax based on the assessed value?
With an assessed value of $290,000, property taxes can be estimated by applying Winnipeg's current annual mill rate (approximately 1.3% to 1.4% of assessed value). You should budget for municipal taxes in the range of $3,800 - $4,100 per year.

5. The last sold price range shows $30.50k - $33.50k. Is that accurate?
No, that figure is a clear data error, likely from a misplaced decimal. A sale in that range for a Winnipeg house is not plausible. The assessed value of $290,000 is a far more reliable indicator of its market worth, and the exact sale price from 2023 should be verified directly through proper channels.