Property Overview: 443 De La Morenie Street, Central St. Boniface
Key Characteristics & Appeal
This is a compact, one-storey character home built in 1927, situated on a standard-sized lot in Central St. Boniface. Its primary appeal lies in its location and land value rather than its current living space. The home itself is modest at 676 sqft with an unrenovated basement and a detached garage, indicating it's a project property or a true starter home. The assessed value is notably below average for the area, which often reflects the home's condition and size but presents a lower entry point.
Its strongest suit is the lot. While the living area is small, the property's land footprint is typical for the established neighbourhood, offering potential for expansion, gardening, or outdoor space in a central location. It would best suit a hands-on buyer looking for an affordable entry into St. Boniface—perhaps an investor, a renovator with a clear vision for an addition, or someone content with a minimalist footprint who prioritizes location and land over a move-in-ready interior. A less obvious perspective is that a home of this size and vintage on a full lot represents a increasingly rare opportunity to tailor a space precisely to one's needs from (nearly) the ground up, rather than paying for and then undoing someone else's renovations.
Frequently Asked Questions
1. Is this a teardown property?
While the living area is very small and the basement is unrenovated, the data does not explicitly state the home's condition. Its below-average assessed value and sale price suggest significant updates are needed. It could be a candidate for a full rebuild, a major expansion, or a careful renovation, depending on its structural state and buyer goals.
2. What does the "below average" ranking for Living Area mean practically?
Ranking in the bottom 5-7% for living area locally means this is one of the smallest houses in St. Boniface. The floor plan will be compact, and storage space is likely limited. Buyers should be prepared for a cozy living environment unless they plan to expand.
3. Why is the assessed value so much lower than the city-wide average?
The city-wide average includes many newer, larger homes in suburban areas. More relevant is its comparison to the St. Boniface average ($34.70k); its $24.80k assessment aligns with its smaller size, age, and likely condition compared to other neighbourhood homes.
4. What are the implications of having a detached garage?
A detached garage offers flexibility—it can be used for parking, storage, or potentially as a workshop without impacting the home's living space. However, it may be less convenient during Winnipeg winters compared to an attached garage.
5. The home sold in 2017 for $18.60k. What does that indicate?
That sale price, significantly below even the current assessed value, strongly suggests the property was bought as a land value or investment play at that time. It underscores the property's long-standing status as a project rather than a traditional family home in recent years.