Property Overview: 105 Noble Avenue, Glenelm, Winnipeg
Key Characteristics & Appeal
This one-and-three-quarter storey home, built in 1912, presents a classic Glenelm character home with practical fundamentals. Its 1,142 sqft living area is squarely average for the neighbourhood, offering comfortable space without being oversized. The property sits on a 3,306 sqft lot, which is typical for the street, and includes a detached garage. A notable feature is the existing, unrenovated basement, which presents a clear opportunity for future expansion or customization.
The primary appeal lies in its position as a solid, no-frills entry point into the established Glenelm neighbourhood. Its assessed value is notably below average for the area, suggesting potential value for a buyer comfortable with a home of this vintage. This property would suit a pragmatic first-time buyer, an investor looking for a character rental, or a hands-on homeowner who sees potential in the basement and values a classic layout over modern finishes. It’s a home for those who prioritize location and lot over turn-key condition, offering a chance to build equity through updates over time.
Frequently Asked Questions
1. What does "below average" assessed value indicate?
It typically means the property is valued lower than most comparable homes in the area. This can be due to its age, condition, or specific features. It often suggests a potentially lower property tax burden and can indicate a value-priced entry point into the neighbourhood.
2. What should I consider with a 1912-built home?
Expect older building materials and systems. While charm is a benefit, priorities should include checking the condition of the foundation, roof, wiring, and plumbing. An unrenovated basement from this era will likely require significant work for modern living standards.
3. How does the unrenovated basement affect the property?
It represents both a cost and an opportunity. It will not provide modern living space as-is, but it offers a blank canvas for future development (subject to permits and regulations), allowing a new owner to customize the space to their needs.
4. Is the living space sufficient for a family?
At 1,142 sqft, it is comparable to many homes in Glenelm. The one-and-three-quarter storey design often means bedrooms on a smaller second floor. It would suit a small family or those comfortable with cozy, traditional layouts rather than open-concept modern plans.
5. What are the advantages of a detached garage?
It provides flexible storage or workshop space separate from the house. However, it also means dealing with a separate structure for maintenance and snow removal, and accessing it in winter requires going outdoors.