Property Overview: 116 Cobourg Avenue, Glenelm, Winnipeg
Key Characteristics & Appeal
This 1,144 sqft one-and-a-half storey home, built in 1945, presents a solid, no-fuss opportunity in the established Glenelm neighborhood. Its core appeal lies in its renovated basement and its position as a statistically average home within its immediate area, offering a sense of stability and predictability. While the living space and assessed value are typical for Glenelm and Cobourg Avenue, the property stands out for its newer build date compared to most neighbors, potentially implying fewer immediate concerns associated with very aged infrastructure. The lot is modest, especially by city-wide standards, which translates to lower maintenance.
This home would suit a pragmatic first-time buyer or an investor looking for a straightforward, move-in-ready property in a central community without premium pricing for extra land or size. It’s for someone who values a renovated basement space and a home that aligns with neighborhood norms over standout features or expansive outdoor space.
Frequently Asked Questions
1. How does the assessed value compare to likely market value?
The assessed value is significantly lower than the city-wide average, but is directly in line with averages for both Cobourg Avenue and the broader Glenelm area. This indicates the assessment reflects local market conditions, not an outlier. For a realistic market value, recent sold prices on the street are a more direct guide.
2. What does the "newer" 1945 build year mean practically?
While still an older home, being built decades after many on the street (average 1922) can be an advantage. It may mean systems, foundational materials, or architectural layouts are somewhat more modern, potentially reducing the need for updates that much older heritage-style homes often require.
3. Is the smaller lot size a disadvantage?
It depends on your priorities. The lot is below average for the area, which limits expansive gardening or large additions. However, it also means less yard work, lower landscaping costs, and often a more manageable property—an appealing trade-off for those seeking convenience.
4. What can the sold price history tell me?
The last recorded sale was between $19.5k and $22.5k in mid-2019. This historical data is useful for understanding price trends on this specific street, but it is essential to request the exact sold price and consult current market evaluations to understand today’s value.
5. Who are the most comparable properties?
The most meaningful comparisons are the direct neighbors on Cobourg Avenue, as the data shows this home’s characteristics are most aligned with its immediate surroundings. Broader Glenelm or city-wide comparisons are less relevant due to significant variations in lot size and build era.