Property Overview: 85 Cobourg Avenue, Glenelm, Winnipeg
Key Characteristics & Appeal
This is a classic two-storey home built in 1913, offering 1,432 sqft of living space on a 3,075 sqft lot. The data reveals a property that stands out most strongly within its immediate context. Its living area is notably above average for both Cobourg Avenue and the broader Glenelm neighbourhood, suggesting a more spacious interior than many nearby homes. While the basement exists, it is noted as not being renovated, indicating potential for customization or a project space.
The primary appeal lies in its strong positioning within a well-established community. For its street and neighbourhood, it ranks above average in both size and assessed value, representing a solid, proportional investment in the area. It would particularly suit a buyer who values character homes and sees potential in a property that offers good space on a decent lot, without the premium price of a fully modernized or larger city-wide property. It’s a practical choice for someone committed to the Glenelm community, possibly a first-time homeowner or an investor comfortable with a property that has an unfinished space to tailor over time.
Frequently Asked Questions
1. What does "above average for the street/neighbourhood" actually mean?
It means that compared to similar homes directly on Cobourg Avenue and in Glenelm, this house has more living space and a higher assessed value than most. It’s a stronger performer in its local market than it might be in a city-wide comparison.
2. Is the unrenovated basement a major concern?
It indicates the space is functional but not updated. This isn’t necessarily a drawback—it presents a clear opportunity to finish the space to your own specifications without paying a premium for someone else’s renovation choices.
3. The home is over 110 years old. What should I consider?
While the structure has proven its durability, a pre-purchase inspection is essential. Focus on the condition of major systems (roof, foundation, plumbing, electrical) which may have been updated over time, rather than just the age itself.
4. Why is the city-wide assessed value ranking much lower?
The assessed value is relative. This property’s value is very strong for Glenelm, but when compared to all properties across Winnipeg—including newer suburban homes and luxury properties—it naturally falls into a lower percentile. This highlights its affordability and value within its specific, desirable neighbourhood.
5. How reliable is the sold price history shown?
The listed price range is based on public data. For the exact sale price, you must request it directly via the provided email service. This extra step ensures accuracy, as precise sale prices are not always publicly disclosed in Manitoba.