Property Overview: 64 Noble Avenue, Glenelm, Winnipeg
Key Characteristics & Appeal
This one-and-a-half storey home, built in 1912, presents a classic character home opportunity in the established Glenelm neighbourhood. With 1,096 sqft of living space and a 3,299 sqft lot, its size is very typical for the immediate street and area, offering a manageable footprint. The home features a basement but it is noted as not being renovated, and there is no garage or pool. Its assessed value is notably modest compared to the Winnipeg city-wide average, yet it aligns with the averages for Noble Avenue and Glenelm.
The primary appeal lies in its position as an affordable entry point into a mature neighbourhood, likely appealing to buyers seeking a project or a straightforward home without premium finishes. It suits first-time buyers, practical investors, or those who prefer a smaller, character home without the upkeep of a large lot. A less obvious perspective is its potential as a long-term hold in a stable area; its value has increased significantly between its 2023 and 2024 sales, suggesting active market interest. The data indicates you are paying primarily for location and structure rather than modern updates or expansive land.
Frequently Asked Questions
1. What is the true market value, given the sold price history?
The home sold in July 2023 for an estimated $11.5k-$14.5k and again in April 2024 for $25.5k-$28.5k. This sharp increase suggests a rapid shift in market conditions or a change in the property's state. The current assessed value is $25.20k, which aligns with the more recent sale, but professional appraisal is advised.
2. What does "basement, not renovated" imply?
This typically means the basement is unfinished or in original condition. Buyers should budget for potential moisture-proofing, insulation, or updates to make it a comfortable living or storage space, and an inspection is crucial.
3. Who is the typical buyer for this home?
It's best suited for a hands-on buyer comfortable with a home that may need gradual updates. Given the lack of garage and renovated basement, it likely appeals less to those seeking immediate move-in perfection and more to those valuing neighbourhood character over modern convenience.
4. How does this property compare to others on the street?
The data shows it is statistically average for Noble Avenue in terms of living and land area. Its assessed value ranks slightly above the street average, while its age (1912) is older than most neighbours. It is a very representative home for the block.
5. What are the major considerations before purchasing?
Key factors are the condition of the foundation and basement (due to age), planning for where to park vehicles without a garage, and understanding that any significant updates will be an out-of-pocket investment, as the home's value is driven by its fundamentals, not its finishes.