Property Summary: 115 Noble Avenue, Glenelm, Winnipeg
Section 1: Key Characteristics & Appeal
This is a compact, one-storey character home in the established Glenelm neighbourhood. Its key characteristic is its modest, efficient scale at 880 sqft, which places it below the average size for the area. The home sits on a standard city lot and features a renovated basement and a detached garage. Built in 1923, it carries the charm and solid construction of its era.
The primary appeal lies in its affordability and location within a sought-after community, offering a realistic entry point into a mature neighbourhood. The renovated basement adds functional living space, which is a significant asset in a smaller home. It suits first-time buyers seeking character over square footage, downsizers looking to rightsize into a manageable property with a yard, or pragmatic investors interested in a lower-priced rental in a stable area. A thoughtful perspective is that its smaller size and lot represent lower ongoing utility and maintenance costs, aligning with a simpler, more efficient lifestyle without sacrificing neighbourhood quality.
Section 2: Frequently Asked Questions
1. Is the living space too small?
At 880 sqft, the home is indeed compact. It will suit those who prioritize location and lot over interior square footage. The renovated basement effectively doubles the usable living area, making the overall footprint more practical.
2. How does the assessed value compare?
The City's assessed value of $220k is around the average for Noble Avenue and the wider Glenelm area, but it is notably below the Winnipeg city-wide average. This suggests the price reflects the home's smaller size and age within a desirable local market context.
3. What is the neighbourhood like?
Glenelm is a mature, established neighbourhood with tree-lined streets. It typically offers a mix of character homes, community amenities, and convenient access to central Winnipeg. The property's rankings indicate it is a very typical home for this specific area.
4. What should I know about a 100-year-old home?
While built with durable materials, a home from 1923 will likely have older infrastructure. Buyers should budget for potential updates to systems like wiring or plumbing and seek a thorough inspection to understand the condition behind the renovated finishes.
5. Why is the recent sold price range so low (e.g., $15.5k-$18.5k in 2022)?
This extremely low figure does not represent a typical market sale. It most likely indicates a nominal transfer, such as between family members, or the sale of a partial interest in the property. It is not reflective of the home's market value, which is better gauged by its current assessment and comparable listings.