Property Overview: 440 St Charles Street, Winnipeg

Section 1: Key Characteristics & Appeal

This one-storey home in Glendale presents a unique profile defined by its history and land. Built in 1910, it is notably older than most area homes, offering classic character. With 792 sqft of living space, the house itself is compact, ranking below average in size for the street, neighborhood, and city. However, it sits on a roughly 6,000 sqft lot, which is close to the average for the area and provides significant outdoor space relative to the home's footprint.

The primary appeal lies in its value proposition and potential. The assessed value is substantially lower than area averages, positioning it as an accessible entry point into the Glendale neighborhood. This combination—a modest, older home on a decent-sized lot—creates a clear canvas. It suits a specific buyer: those comfortable with a project, whether that’s renovating and expanding the existing structure or considering future redevelopment of the land. It’s a practical choice for an investor, a hands-on first-time buyer looking for a footprint in a established area, or someone seeking a lower-cost property with the space for gardens, workshops, or additions.

Section 2: Frequently Asked Questions

1. Why is the assessed value so much lower than nearby homes?
The assessed value reflects the property’s current state as a much smaller and older home compared to the neighborhood average. Values on the street and in Glendale are driven by larger, more modern homes, so this property is assessed based on its specific attributes.

2. What does the sold price history indicate?
The home sold in September 2017 for a price range significantly below typical market values, consistent with its low assessment. This history reinforces its status as a value-oriented property rather than a recently updated turn-key home.

3. Are there any major concerns with a house built in 1910?
Prospective buyers should budget for a thorough inspection. A home of this age may have outdated systems (like plumbing, electrical, or heating), foundation considerations, and require updates to meet modern insulation and efficiency standards. Its maintenance history will be a key factor.

4. What is the potential for adding a basement or second storey?
The listing notes "Basement: No," which is uncommon. This could mean a very shallow crawlspace or a specific foundation type. Any significant expansion, including digging a basement or adding a second floor, would require detailed engineering and feasibility studies, impacting the renovation budget and timeline.

5. How does the lot size compare, and what are the possibilities?
At just under 6,000 sqft, the lot is a standard size for the area. This is the property's most flexible asset. It allows room for extensions, a large garage, or landscaping. It’s wise to check the City of Winnipeg’s zoning bylaws for allowable building coverage, setback requirements, and any development restrictions that would apply to a teardown and rebuild, if that is a future consideration.