Property Overview: 62 Noble Avenue, Glenelm, Winnipeg
Key Characteristics & Appeal
This two-storey home, built in 1928, presents a solid opportunity in the established Glenelm neighbourhood. Its key appeal lies in a combination of above-average investment in the property and a manageable, family-friendly scale. With 1,327 sqft of living space and a renovated basement, the home offers functional space that ranks above average for the immediate area. The standout characteristic is its Assessed Value of $32,200, which places it in the top 5% on its own street and top 14% in Glenelm, suggesting significant updates or desirable features not captured in the basic metrics. The detached garage adds practical value.
The property would suit a buyer looking for a character home without the extreme maintenance often associated with century-old properties, as it is notably newer than many in the neighbourhood. It’s ideal for someone who values a strong relative valuation within a community more than a large city-sized lot, as the land area is modest by Winnipeg standards but typical for Glenelm. This isn't a sprawling property; its appeal is in being a well-positioned, thoughtfully maintained home on a quiet street.
Frequently Asked Questions
1. What does the high assessed value relative to the area actually indicate?
A significantly higher assessed value compared to neighbours often reflects major renovations, additions, or premium interior finishes that the city’s assessment model has recognized. It suggests the property has been upgraded beyond the baseline for the street.
2. Is the renovated basement a legal suite?
The listing notes a renovated basement but does not specify it as a legal secondary suite. Buyers should verify its permitted use with the city if considering rental income, as finishes alone do not constitute a legal suite.
3. How does the 1928 build year compare to typical Glenelm homes?
Built in 1928, this home is actually newer than the neighbourhood average (1919), which can be an advantage. It may imply updated core systems (like wiring or plumbing) compared to many older area homes, though inspections are still essential.
4. The sold price history shows a range. What sold price can I rely on for comparison?
The listed range from late 2021 ($29.5k-$32.5k) is based on public data. For precise historical pricing to inform your offer, you must request the exact figure from the provided service, as this is a curated dataset.
5. Are the "comparable" homes shown truly similar?
The listed comparables are primarily based on similar assessed value citywide, not necessarily on size, style, or location. For a true market comparison, focus on the Glenelm-specific data and the nearby properties on Noble Avenue, which provide better context for neighbourhood value.