Property Overview: 18 Mclellan Drive, Grassie, Winnipeg
Section 1: Key Characteristics & Appeal
This two-storey home in Grassie presents a practical and well-situated offering. Built in 1986, it features 1,308 sqft of living space and sits on a 5,723 sqft lot, with a detached garage and a renovated basement. The appeal lies in its balanced, above-average positioning within its immediate neighbourhood. On Mclellan Drive itself, the home ranks highly for its living area, lot size, and age compared to its closest peers, suggesting it is one of the more substantial and established properties on the street. This creates a sense of relative value and stability within a familiar streetscape.
The home would suit first-time buyers or downsizers looking for a manageable, updated space in a settled area without the premium of a brand-new build. It also appeals to the value-conscious buyer who appreciates a home that stands out positively in its direct micro-market, even if its metrics are more average when viewed across the wider city or Grassie area. The renovated basement adds functional living space, offering flexibility for a family, a home office, or recreational use.
Section 2: Frequently Asked Questions
1. How does this home truly compare to others in the area?
While its size and assessed value are around the Winnipeg average, it ranks in the top 20% for living area and lot size on its own street. This indicates you're getting a property that is notably larger and on a bigger lot than most of its immediate neighbours, which can be a advantage for privacy and future value.
2. What does the assessed value tell us?
The assessed value of $38,700 is average for the street but below average for the broader Grassie neighbourhood. This could suggest a potentially lower property tax burden relative to other parts of Grassie, but it's essential to verify current taxes and understand that assessed value is not market value.
3. The home sold in late 2020. What might that mean?
The sale occurred between $34.5k and $37.5k, close to the current assessed value. A buyer should investigate what updates or changes have been made since that sale to understand the current condition and justify any price difference.
4. Is the lot size a pro or con?
At 5,723 sqft, the lot is above average for Mclellan Drive, offering good outdoor space. However, it is smaller than the average lot in Grassie. Buyers should consider whether a larger, more private yard is a priority or if a well-sized lot on a quiet street is sufficient.
5. Who might the nearby "similar value" properties be relevant for?
The list of homes citywide with an identical assessed value is useful for understanding how the city's assessment system compares different areas, but not for judging the home's market value. It highlights that assessment is a broad administrative tool, and true value is driven by location, condition, and the local market.