Property Overview: 71 Noble Avenue, Glenelm, Winnipeg
Key Characteristics & Appeal
This two-storey home, built in 1913, offers a classic Glenelm character paired with practical space. At 1,396 sqft, its living area is notably above average for both the street and the neighbourhood, providing more room than many comparable homes. It sits on a standard city lot and includes a detached garage. A key feature is the unrenovated basement, which presents a clean slate for future finishing or utility space according to a buyer's needs.
The primary appeal lies in its positioning within a well-established community. The home’s assessed value is significantly below both neighbourhood and city averages, which can suggest a more accessible entry point into the area. This combination—above-average living space on a desirable street, coupled with a below-average tax assessment—creates a distinct value proposition. It would suit a practical buyer looking for character-home space in Glenelm without a premium price tag, and who is comfortable with a home of this era that may require updates over time. The unrenovated basement is a plus for those who want to customize the space themselves.
Frequently Asked Questions
1. What does "below average assessed value" mean for property taxes?
A lower assessed value typically results in lower municipal property taxes compared to other homes in the area, which is a ongoing cost saving. It's important to note that assessed value is not market value.
2. Is the basement finished or usable?
The listing specifies the basement is "not renovated." It is present and likely offers essential utilities and storage, but it is not a finished living space and would require work to become one.
3. How does the living area compare to nearby homes?
At 1,396 sqft, this home's living area is in the top 26% on Noble Avenue and top 23% in Glenelm, meaning it is genuinely larger than most direct comparables in the immediate vicinity.
4. What might the sold price history indicate?
The last recorded sale was in February 2020, in a significantly different market. For a relevant market comparison, you should request the exact sold price history for this home and research recent sales of similar properties in Glenelm.
5. What are the implications of a 1913 build date?
Homes from this era offer charm and solid construction but often require attention to aging components like plumbing, electrical, and windows. A thorough inspection is essential to understand the home's condition and any needed investments.