Property Summary: 1450 sqft Home on Henderson Highway (Glenelm Area)

Key Characteristics & Buyer Profile

This is an above-average property within its neighbourhood, sitting on a 4,101 sqft lot with a 1,450 sqft living area. Built in 1947, the home ranks in the top 19% for size in Glenelm and the top 21% on Henderson Highway. Its assessed value of $335,000 is notably higher than the Glenelm average ($254,500), reflecting the larger-than-typical footprint and lot. However, it's below the citywide average of $390,100.

The appeal lies in the balance: a generous lot and living space in an established central-Winnipeg corridor, without the premium price tag of a full citywide comparison. It’s likely a solid, older home that’s been maintained rather than a recent flip. The lot size offers outdoor potential—gardening, expansion, or simply space—that many newer infills lack.

This home would suit buyers who prioritize square footage and a sizable yard over a turnkey, contemporary finish. It’s ideal for someone willing to invest in updates or who appreciates a well-worn character property in a mature area with good street access. First-time buyers looking for room to grow, or downsizers wanting a manageable but not cramped single-family home, would find it a realistic fit. It isn’t a showpiece; it’s a solid, practical house in an average-to-good location.

Five Possible FAQs

1. How does the 1947 build year affect the home’s value and condition?
Homes from this era typically have solid framing and larger lots but may need updates to systems (electrical, plumbing, insulation) and finishes. The ranking shows it’s on the older side for Henderson Highway (top 40%) but still within a workable vintage. A home inspection should focus on foundations, windows, and the roof’s remaining life.

2. Is the assessed value of $335,000 in line with what I should expect to pay?
Assessed value is a market-based estimate, not a sales price. It suggests the home is worth more than its immediate neighbours in Glenelm but less than the citywide average. Market conditions may push the final price up or down, so use it as a baseline, not a cap.

3. What does “top 19% in Glenelm for lot size” mean practically?
It means the lot is larger than about 80% of other properties in the area. For a 1947 home, this likely translates to a deeper or wider backyard, more side clearance, or a garage footprint that can’t be assumed. It’s a genuine asset for outdoor living, parking, or future expansion.

4. Is this a good street for resale or long-term holding?
Henderson Highway is a main arterial road in a well-established corridor, which can mean convenience (transit, shops) but also traffic noise. Its high ranking within the street (21% for size) suggests it stands out among neighbours, which supports resale value. However, street noise and property condition will be key factors for future buyers.

5. How does this property compare to a newer infill or renovation in the same area?
A newer home nearby might have a smaller lot and tighter interior, but come with modern finishes and lower maintenance. This property gives you more land and space for your money, but likely needs work. The decision comes down to whether you value square footage and outdoor potential over a move-in-ready finish and lower ongoing upkeep.