Property Overview: 107 Noble Avenue, Winnipeg
Section 1: Key Characteristics & Appeal
This is a compact, one-storey home in the Glenelm neighbourhood, built in 1941. With 696 sqft of living space, it is notably smaller than most homes in the area and across Winnipeg, positioning it as a minimalist or entry-level option. Its assessed value is modest and aligns with the local average for Noble Avenue, suggesting it is priced accessibly within its immediate context. A key feature is the renovated basement, adding functional space. The property includes a detached garage and a standard city lot.
The primary appeal lies in its affordability and efficiency. It suits first-time buyers seeking a foothold in a established neighbourhood, downsizers looking to reduce maintenance and space, or investors interested in a rental property with a lower entry point. A less obvious perspective is its vintage: built in 1941, it is newer than many homes on its street and in Glenelm, potentially meaning fewer concerns related to the very oldest infrastructure. Its consistent, modest sale price history indicates a stable, predictable market value rather than speculative swings.
Section 2: Frequently Asked Questions
1. Is the small living area a major drawback?
It depends on your needs. The home is in the bottom 4% for size in Glenelm, so it requires a minimalist lifestyle. However, the renovated basement provides additional flexible space, making it efficient for individuals, couples, or small families.
2. How does the assessed value compare to the likely selling price?
The assessed value is approximately $23,600, which is average for Noble Avenue but below the Winnipeg average. Recent sale prices (2020-2023) have been close to this assessment, suggesting the market value is stable and likely in a similar, accessible range.
3. What does the "renovated basement" entail?
The listing confirms the basement is renovated but does not specify the details. A prospective buyer should inquire about the scope of the renovation, the quality of the finish, and whether it includes legal egress, as this significantly impacts the usable living and potential rental space.
4. Who might this property not suit?
It would not suit buyers needing substantial space for a growing family, those who work extensively from home and require dedicated offices, or anyone averse to the maintenance that comes with an 85-year-old home, even with a newer basement.
5. How does the land size affect future potential?
At 3,305 sqft, the lot is standard for the street. While not oversized, it is typical for the area and may allow for modest outdoor living space or gardening. Significant expansion of the home, however, would be limited by the existing footprint and lot coverage bylaws.