Property Overview: 35 Imperial Avenue, Glenwood, Winnipeg

Section 1: Key Characteristics & Appeal

This is a modest, one-storey home built in 1928, presenting a straightforward opportunity in Winnipeg's Glenwood neighbourhood. Its key appeal lies in its proportionally large lot—over 5,100 sqft—which is notably above average for both the street and the local area. This offers valuable outdoor space and future potential in a city where lot size is a fixed commodity.

The home itself is compact at 792 sqft of living space and includes an unrenovated basement. It has no garage. Its assessed value is significantly below average comparisons at every level (street, area, and city), which typically indicates a lower property tax burden and suggests the home is priced for its land value and condition rather than its finished living space.

This property would best suit a practical buyer looking for a foothold in the market with a clear value proposition: the land. It could appeal to an investor, a buyer planning a future rebuild or expansion, or a hands-on owner content with a smaller, character home who prioritizes a larger yard over a modern interior. Its below-average metrics across most categories signal it is not a move-in-ready showhome, but a property where the value is more in its underlying asset (the lot) than its current structure.

Section 2: Frequently Asked Questions

1. Why is the assessed value so much lower than the city-wide average?
Assessed value for tax purposes is based on a mass appraisal system considering factors like location, lot size, building size, age, and condition. A value this far below averages indicates the home is assessed primarily for its land and its older, smaller, and likely dated condition, not for high-end finishes or recent updates.

2. What does "Top X%" mean in the metrics?
This shows how the property ranks against comparable homes. For example, "Top 8%" for Land Area means the lot is larger than 92% of lots on its street. Conversely, "Top 88%" for Assessed Value means its value is higher than only 12% of homes on its street, placing it in the bottom tier.

3. Is the large lot a guarantee I can subdivide or build an addition?
Not automatically. While a large lot is a prerequisite for such plans, you must consult the City of Winnipeg's zoning bylaws for the property to understand allowable uses, minimum lot sizes for subdivision, setback requirements, and floor area ratios. The potential is there, but it requires specific due diligence.

4. The home sold recently in March 2025. What does that indicate?
The recent sale suggests the market price aligned with its assessed value profile. It indicates active interest in properties at this price point and condition, likely from buyers who saw value in the lot location and size, and were prepared to take on a home requiring updates.

5. What are the main trade-offs with this property?
You are trading off modern living space and finishes for land size and location. You gain a larger-than-average yard in an established neighbourhood with a lower tax assessment, but you accept a smaller, older home that will likely require investment in maintenance, updates, or a future renovation to match modern standards.