Property Summary – Noble Avenue, Glenelm, Winnipeg

Key Characteristics & Buyer Profile

This is a 1913 home with 1,040 sq. ft. of living space on a 3,299 sq. ft. lot. Its assessed value sits well below the average for its street, area, and city—currently $188,000, compared to a citywide average of over $390,000. The house ranks in the bottom third citywide for living area and lot size, and in the bottom 10% for assessed value.

The appeal here is straightforward: a lower entry point in an established neighbourhood. The older build year (bottom 10% citywide) suggests character, but also likely means updating or maintenance is needed. This property would suit a buyer looking for a more affordable home in a mature area like Glenelm—someone willing to take on renovation or cosmetic work, or who simply doesn't need a large floor plan. The lot, while modest relative to the city, lands in the top half of its immediate area, which could be a point of interest for those wanting outdoor space without a sprawling property.

Five Possible FAQs

1. Why is the assessed value so low compared to the area average?
   The value likely reflects the home's smaller living area, its age (1913), and possibly outdated finishes or systems. Assessed value is based on comparable sales and property condition—this house ranks in the bottom 7% citywide for value, which is consistent with a property that hasn't been recently upgraded or is modest in size.

2. Is a 1913 house a good investment if it needs work?
   It depends on your goals. Older homes can offer good bones and character, but they often come with older wiring, plumbing, and insulation. If you're comfortable with potential updates and the neighbourhood supports rising values, it could be a solid entry point—especially given how much lower the purchase price is likely to be relative to newer or larger homes nearby.

3. How does this property compare to others on Noble Avenue?
   On its own street, it's on the smaller side—living area ranks 72nd out of 111 homes—and its assessed value is in the bottom 8%. That means most houses on Noble Avenue are larger and worth more. But that also means this home may offer a more affordable way to live in a desirable street location.

4. What does “bottom 10%” for year built actually mean in practice?
   It means 90% of homes citywide are newer. In practical terms, this property is over 110 years old. You'll want to budget for potential issues with foundation, roofing, and outdated mechanical systems. That said, well-maintained century homes can be solid—just don't expect modern energy efficiency without retrofits.

5. Is the lot size workable for a family?
   At 3,299 sq. ft., it's small compared to city averages but in the top half of lots in Glenelm. It's enough for a garden, small patio, or kids' play area, but not for major additions or a large garage. If you're looking for a low-maintenance yard, this could be a plus rather than a drawback.