Property Overview
This one-storey home at 23 Howard Kendel Place in Winnipeg's Grassie neighbourhood presents a specific value proposition. Built in 1986, its 1,377 sqft living space and unrenovated basement are fairly standard for the immediate street and area. The home's standout feature is its generous 14,163 sqft lot, which ranks within the top 4% of properties in Grassie and the top 2% city-wide, offering exceptional outdoor space potential. With an attached garage and a recent sale in 2023, it sits as a property where the land itself is the primary asset, while the dwelling may require updates.
Its appeal lies in this land-to-structure ratio. It suits a buyer looking for a long-term footprint in a established neighbourhood, where the value is anchored in the property size rather than a turn-key home. It would be ideal for someone with renovation plans, who values private outdoor space for gardens, recreation, or future expansion, and is comfortable with a home that offers functional living space as a starting point rather than a finished product.
Frequently Asked Questions
What does the "unrenovated basement" condition typically imply?
It generally means the basement is in original or functional condition, but may lack modern finishes. Buyers should budget for potential updates and include a thorough inspection to assess mechanical systems, insulation, and moisture control.
How significant is the large lot size in practical terms?
Beyond simple yard space, a lot of this size (over a third of an acre) offers rare flexibility in Winnipeg. It allows for significant landscaping, the potential for additions like a large shed or workshop, and greater privacy from neighbours, which is increasingly uncommon.
The assessed value seems low compared to the city-wide average. Is that a concern?
Not necessarily. The assessed value is for municipal tax purposes and is influenced by the home's specific characteristics and recent sales. The city-wide comparison includes all property types. The key figure is the 2023 sold price range, which provides a more current market benchmark.
Is the home's ranking as "below average" for living area on its street a drawback?
It indicates the home is somewhat smaller than others on Howard Kendel Place. This can be a positive for buyers seeking lower utility costs and less maintenance, provided the layout is efficient. The trade-off for the larger lot is a moderately sized house.
What should I research about the Grassie neighbourhood?
Prospective buyers should look into typical amenities, traffic patterns, and the mix of residents. It's also wise to check for any long-term area development plans that could affect the quiet, established character of the street and the value of such a large lot.