Property Overview

23 Cobourg Avenue is a substantial two-storey home built in 1913, situated on an exceptionally large lot in Winnipeg's Glenelm neighbourhood. Its primary appeal lies in its generous proportions, both in living space and land size, offering a rare combination within its established community. The home presents a classic opportunity, suited for a specific buyer profile.

Key Characteristics & Appeal

The standout feature of this property is its scale. With 2,184 sqft of living area, it ranks in the top 1% of homes on its street and the top 2% within Glenelm for size. More notably, the land area of 4,853 sqft places it in the elite top 2% on Cobourg Avenue, providing a much larger-than-typical yard for the area. This creates significant potential for gardening, expansion, or simply enjoying private outdoor space—a premium in older neighbourhoods.

The home’s appeal is for the value-conscious visionary or the practical planner. It suits a buyer who prioritizes space and location over move-in-ready finishes, as the basement is noted as not being renovated. It’s an ideal project for someone seeking a character home with room to grow, whether that means updating the interior to modern standards or potentially leveraging the large lot for future additions. The assessed value, while above average for the immediate area, is below the city-wide average, suggesting a value proposition rooted in its specific locale rather than city-wide trends. This is a property for those who see the inherent value in a large lot in a mature neighbourhood and are prepared to invest sweat equity or capital into realizing its full potential.

Frequently Asked Questions

1. What does "basement not renovated" typically imply?
This usually indicates the basement retains its original or older state, which may include dated finishes, an older laundry area, and possibly limited ceiling height. It should be inspected for foundational integrity and moisture management, but it also represents a blank canvas for finishing to suit a new owner's needs.

2. The sold price history shows a range. What does this mean?
The provided price range is an estimate based on publicly available data. To obtain the exact historical sale price, you must request it directly from SaveOnHouse via email, which they provide as a manual, no-spam service.

3. How significant is the large lot size in this context?
In an older neighbourhood like Glenelm where lots are often subdivided or modest, a lot of this size (top 2% on the street) is a notable asset. It offers rare privacy, space for recreation, and potential for landscaping, a garage, or even a future addition, subject to zoning.

4. The home is older—what should I consider?
Built in 1913, the house will have the character and construction methods of its era. Prospective buyers should budget for and prioritize inspections of major systems (plumbing, electrical, heating, structure) and the roof. The charm of an older home comes with the responsibility of maintaining its unique, aged components.

5. The assessed value seems low compared to the city-wide average. Why?
Property assessments are based on a mass appraisal system and are influenced heavily by local sale prices. An assessed value below the city-wide average is common in established neighbourhoods with older housing stock and reflects the local market, not necessarily the condition or potential of this specific, larger-than-average property.