Property Summary: 104 Cobourg Avenue, Winnipeg
Key Characteristics & Appeal
This is a compact, one-storey home built in 1941, situated on a standard city lot in the Glenelm neighbourhood. Its key characteristic is its modest scale, with a living area of 657 sqft that is notably smaller than most comparable homes in the immediate area, on the street, and citywide. The property features a detached garage and an unrenovated basement.
The appeal lies in its simplicity and affordability. With an assessed value that is average for its street and neighbourhood but well below the city average, it represents a lower barrier to entry into the Winnipeg housing market. The home is newer than most on its block, which can be a positive for foundational integrity relative to its peers. It suits a very specific buyer: those seeking a minimalist footprint, such as a first-time buyer comfortable with a project, an investor looking for a straightforward rental property, or someone seeking to downsize into a manageable, no-frills home. Its value is in the land and location more than the current structure, offering a potential foundation for future expansion or redevelopment.
Frequently Asked Questions
1. Why is the living space so much smaller than nearby homes?
This home was built in 1941, later than many on its street, and reflects a more modest, efficient post-war design. Its footprint is simply smaller, which is a key factor in its pricing.
2. The assessed value seems very low compared to the city average. Is this accurate?
Yes. The assessment reflects the home's small size and unrenovated state. It is important to note that assessed value for tax purposes is not market value, but here it indicates the property is priced far below the typical Winnipeg home.
3. What does "above average" for Year Built mean in this context?
It means the home (built in 1941) is newer than most of its direct neighbours. On Cobourg Avenue, the average comparison home was built around 1922. This can sometimes imply relatively newer systems, though a full inspection is always necessary.
4. Who would this property not be suitable for?
It would not suit buyers needing move-in-ready finishes, multiple bedrooms, or generous living space. Families or those who work from home and need dedicated office areas may find the layout too compact.
5. What are the main considerations for a buyer here?
The primary considerations are the need for potential updates and the creative use of limited space. The unrenovated basement and small main floor area mean any changes to gain functionality or modern comforts will require investment and planning. The value is in the opportunity, not the present condition.