Property Summary: 114 Noble Avenue, Glenelm, Winnipeg
Section 1: Key Characteristics & Appeal
This 1914 two-and-a-half storey home in Glenelm offers a blend of classic character and practical updates. Its key feature is a renovated basement, adding valuable finished living space to the home's 1,566 sqft footprint. Notably, the living area is well above average for both the street and the neighborhood, ranking in the top 15%. This suggests a home that feels more spacious than many of its peers.
The appeal lies in its established location and a house that offers more room than is typical for the area, without a corresponding premium in its assessed value, which is around the local average. It suits a practical buyer who values the mature charm of Glenelm and is looking for a home that already has key modernization work, like the basement renovation, completed. It’s a strong fit for someone who prioritizes interior space over a large yard or a private garage. A thoughtful perspective is that this property represents a "value-oriented" character home: you get the neighborhood ambiance and above-average interior space, while metrics like land area and year built are more in line with local norms, which may keep it accessible.
Section 2: Frequently Asked Questions
1. Is the renovated basement a legal suite?
The listing notes a renovated basement but does not specify it as a legal secondary suite. Buyers should verify its compliance with local zoning and building codes if considering rental income potential.
2. How does the lack of a garage affect daily living in this area?
The property has no garage, which is common for homes of this era. Buyers should assess on-street parking availability and consider the practicalities of Winnipeg winters without covered parking.
3. The assessed value seems low compared to the city-wide average. Why?
The assessed value is typical for Glenelm but ranks below the Winnipeg average. This reflects the neighborhood's character and older housing stock compared to newer city subdivisions, not necessarily the home's condition or appeal.
4. What are the implications of the home being built in 1914?
While the basement has been renovated, a home of this age will likely have original elements elsewhere. Prospective buyers should budget for ongoing maintenance and consider a thorough inspection focusing on foundational, electrical, and plumbing systems common to the era.
5. The living area is above average, but the lot size is not. What does this mean?
This indicates the home occupies a good portion of its lot. It offers generous interior space but with a correspondingly smaller outdoor yard area, which may be a trade-off for gardeners or those seeking extensive outdoor privacy.