Property Overview: 112 Noble Avenue, Glenelm, Winnipeg
Key Characteristics, Appeal & Ideal Buyer
This 1,612 sqft, two-and-a-half storey home, built in 1915, presents a solid and above-average offering within its immediate Glenelm neighborhood. Its primary appeal lies in its generous living space, which ranks in the top 6% on its own street and top 11% in Glenelm, providing more room than most comparable local homes. The property sits on a 3,697 sqft lot that is also larger than many on the block. A key feature is its renovated basement, adding functional living area. While its assessed value is strong locally, it positions the home as a more accessible entry point within the city-wide market.
The home suits buyers looking for character and space in a well-established neighborhood without the premium of a newer build. It’s ideal for someone who values a home that stands out in its local context for size and lot dimensions, and who is comfortable with the upkeep of a century-old property. A thoughtful perspective is that this home offers the "big fish in a small pond" advantage—it provides standout metrics on its street and in Glenelm, which can be more meaningful for daily living and community comparison than city-wide rankings.
Frequently Asked Questions
1. How does the home’s age affect its value and appeal?
Built in 1915, it is around the average age for the Glenelm area. This means it fits the neighborhood's character but will likely require maintenance consistent with a century-old home. Its value here is derived more from its above-average size and lot rather than from being a modern build.
2. The city-wide assessed value ranking seems low. Is this a concern?
Not necessarily for the local buyer. The city-wide ranking includes many newer suburban homes on larger lots, which skews the average. Within Glenelm and on Noble Avenue, its assessed value ranks in the top 21% and 14%, respectively, indicating it is valued highly for this specific, established area.
3. What does the sold price history from 2022 indicate?
The sold price range from August 2022 places it in the top 8% of sales on its street at that time. This past transaction supports the theme that this property has historically commanded a premium price within its immediate locale due to its size and characteristics.
4. Is the lack of a garage a significant drawback?
This is common for homes of this era in established neighborhoods like Glenelm. The appeal here is oriented toward neighborhood charm and interior space rather than modern conveniences like built-in parking. Buyers would need to consider street parking or the potential for adding a garage to the sizable lot.
5. The data shows a "renovated basement." What isn't specified?
The listing confirms the basement is renovated but does not detail the extent, quality, or permitted status of the work. This is a key area for follow-up, as the nature of the renovation (e.g., legal suite, finished living space, moisture control) significantly impacts utility and value.