Property Overview

This one-storey home at 1350 Henderson Highway is a classic Winnipeg property with distinct practical advantages. Built in 1946, its key appeal lies in its generous, above-average lot size of over 11,000 square feet—a rare find that places it in the top tier of properties city-wide for land area. The home itself offers 1,342 sqft of living space with a renovated basement, presenting a solid, functional layout. It sits on a major arterial road, providing excellent connectivity, but buyers should weigh the convenience of easy access against potential traffic noise. Without a garage, parking and storage solutions would need consideration. The assessed value is modest compared to many areas, suggesting an accessible entry point into the market, particularly for the amount of land offered.

This property would suit a pragmatic buyer who values land over a turn-key modern home. It’s ideal for someone with DIY skills looking to gradually update the interior while enjoying a large outdoor space from day one. It could also appeal to an investor or homeowner who sees long-term potential in the sizable lot, whether for gardening, expansion, or future redevelopment. The location is geared toward those who prioritize straightforward commutes and value the established, no-frills character of the neighborhood over secluded quiet.

Frequently Asked Questions

1. What is the real impact of being on Henderson Highway?
While offering unmatched convenience for commuting and access to amenities, living on a major highway means dealing with consistent traffic noise and faster road wear. It’s a trade-off: prime connectivity for a less tranquil streetscape.

2. The lot is large, but how usable is it?
At over a quarter-acre, the lot is a significant asset. Its use will depend on its topography and layout—some large lots are shallow or have irregular shapes. This much space is uncommon in the city and offers room for gardens, play areas, or future additions, subject to zoning.

3. The home is older—what should I be most concerned about?
With an 80-year-old home, beyond the renovated basement, attention should be paid to the core systems: the age and condition of the roof, plumbing, electrical wiring, and foundation. An updated basement is a plus, but the main floor may retain original elements needing modernization.

4. There’s no garage. How big of an issue is that?
This depends on your lifestyle. It means all parking will be on-driveway or street, and you’ll need creative solutions for storage, tools, and winter vehicle protection. The large lot does offer the potential to add a garage or shed, pending municipal approvals.

5. How does the assessed value relate to the likely selling price?
The assessed value (listed here as $33.30k) is for municipal tax purposes and is typically far below market value. The sold price history from 2020 shows a range near that figure, but current market value will be determined by recent comparable sales, condition, and demand. Always rely on a current market evaluation from a real estate professional.