35 Howard Kendel Place

Property Overview: 35 Howard Kendel Place, Grassie, Winnipeg

Section 1: Key Characteristics & Appeal

This 1986 four-level split home at 35 Howard Kendel Place presents a compelling blend of space, location, and value. With 1,420 sqft of living area, it sits comfortably around the average for its immediate street and the broader Grassie neighbourhood, offering ample room for a family. A key, less obvious highlight is the land: at over 11,000 sqft, the lot size is in the top 6% for Grassie and the elite top 5% city-wide, providing exceptional outdoor space and potential that is increasingly rare.

The home’s appeal lies in this balance. It features a renovated basement and an attached garage, catering to practical needs. The assessed value of $440k is notably above the citywide average, suggesting solid municipal valuation, yet it is positioned below average for its own street and neighbourhood. This could indicate a relative value opportunity within a desirable area, especially for buyers who prioritize land over sheer interior square footage.

This property would best suit buyers looking for a established home in a mature neighbourhood who value generous outdoor space for gardening, recreation, or future expansion. It’s a practical choice for those who want room to grow without moving to the city's outskirts, and for value-conscious buyers who see potential in a home that may be modestly priced within its immediate, high-property-value context.

Section 2: Frequently Asked Questions

1. How does the lot size compare to a typical Winnipeg property?
The lot of 11,083 sqft is significantly larger than average. It ranks in the top 5% of all residential properties in Winnipeg, where the average lot is about 6,570 sqft.

2. The assessed value seems high for the street. What does that mean?
While the $440k assessment is above the Winnipeg average, it is actually the lowest on Howard Kendel Place (ranked 9 of 9). This suggests the home may be valued conservatively relative to its neighbours, which could be a point for discussion during a purchase negotiation.

3. What is the home’s condition relative to its age?
Built in 1986, the home is newer than the Winnipeg average. The listing notes a renovated basement, indicating some updates, but a thorough inspection would be needed to determine the condition of major systems like roof, windows, and HVAC.

4. Is the living space smaller than other homes nearby?
At 1,420 sqft, it is smaller than the Grassie neighbourhood average (1,524 sqft) and the average on its own street (1,694 sqft). This trade-off is balanced by the property's exceptionally large lot.

5. Where can I find the exact historical sale price?
The listed sale price from May 2020 is a public data range. The exact, verified sale price is available by request from the listing source via email, which they provide manually without using your address for unsolicited marketing.