Property Overview: 128 Noble Avenue, Glenelm, Winnipeg

Key Characteristics, Appeal & Ideal Buyer

This one-and-a-half storey home, built in 1912, presents a classic character home opportunity in the established Glenelm neighbourhood. With 1,000 sqft of living space, its size is quite typical for the immediate area but modest by wider city standards. The property features a detached garage and a full, unrenovated basement, offering functional space and potential. Notably, the lot is compact at 2,498 sqft, which is smaller than most in Glenelm and the city, suggesting lower maintenance but less private outdoor space.

Its primary appeal lies in its position as an entry-point into a mature neighbourhood, often at a more accessible price point reflected in its below-average assessed value. This isn't a move-in-ready showcase; its appeal is for those who see potential. The value is in the structure, location, and the opportunity to customize over time without the premium of a fully updated home. It would suit a practical first-time buyer, an investor looking for a character rental, or a hands-on individual seeking a project they can shape gradually. A less obvious perspective is that the smaller lot could be a benefit for those seeking a true "lock-and-leave" lifestyle with minimal yard work, while still enjoying the tree-lined streets of an older community.

Frequently Asked Questions

1. What does "below average" assessed value mean in this context?
The home's assessed value is lower than most comparable properties on its street, in Glenelm, and across Winnipeg. This typically indicates it is valued as a more basic or unimproved property within its peer group, which can influence municipal taxes and may reflect its unrenovated condition.

2. How significant is the smaller lot size?
The land area is notably smaller than the neighbourhood average. This means a more manageable yard but limited space for large additions, extensive landscaping, or detached structures like a large shed or workshop. It's a trade-off between lower maintenance and reduced outdoor privacy and flexibility.

3. The home sold in 2022 and 2019. What does that history suggest?
The two recent sales within a few years could indicate a previous investor flip, a short-term ownership situation, or simply a property that has changed hands as a reliable entry-level option. It warrants asking the seller about the reasons for the sale and any work done during those periods.

4. What should I expect with an unrenovated basement?
An unrenovated basement in a 1912 home likely has foundational character but may require attention to moisture control, insulation, wiring, and flooring before it can be comfortably used as living space. It represents both usable storage/utility space and significant future potential.

5. Is the living space sufficient for a growing family?
At 1,000 sqft, the living area is functional but compact. The one-and-a-half storey layout typically means bedrooms on the upper level, which can have sloped ceilings. It would suit a small family, a couple, or an individual comfortably, but may feel tight for those needing multiple dedicated rooms or ample storage.