Property Overview
This well-situated one-storey home at 450 Des Meurons Street in Central St. Boniface presents a compelling opportunity defined by its generous lot and established neighbourhood. Built in 1954, the 1,280 sqft house sits on a 7,192 sqft parcel, which is notably larger than most in the immediate area and ranks within the top 5% for lot size in St. Boniface. Key features include a renovated basement and a detached garage. The home last sold in July 2019 for $360,000 and currently holds an assessed value of $38,100.
Key Characteristics & Appeal
The primary appeal of this property is its land. The lot size is a significant asset, offering ample outdoor space for gardening, recreation, or future expansion—a rarity in the central city. Its "above average" rankings for land area and assessed value on its street suggest it is a standout property in its local context. The renovated basement adds functional living space. The 1954 build date, while not new, is newer than many neighbouring homes, potentially indicating updates over time.
This home would suit a buyer looking for a grounded investment in a character neighbourhood, who values private outdoor space over a large interior footprint. It’s ideal for someone comfortable with a home of this era, possibly seeking a project to personalize further, or a downsizer wanting a manageable single-level layout without sacrificing yard size. Its strong lot value also makes it a sensible long-term hold in a desirable area.
Frequently Asked Questions
1. How does the assessed value relate to the likely market price?
The assessed value of $38,100 is for municipal tax purposes and is typically much lower than market value. The 2019 sale price of $360,000 is a more relevant benchmark, though current market conditions will determine today's value.
2. What does the "renovated basement" entail?
The listing notes a renovated basement but does not specify the scope. A prospective buyer should inquire about the quality, permits, and finish of this renovation, as well as its ceiling height and moisture control.
3. Why is the lot size considered such a key feature?
At over 7,000 sqft, the lot is substantially larger than the area average (approx. 4,600 sqft). This not only provides more privacy and space but also represents a greater share of the property's overall value and future potential.
4. What are the implications of a 1954 build date?
While newer than many homes on the street, a 70-year-old house will likely have aging core components. Buyers should budget for inspections focusing on the roof, wiring, plumbing, and foundation, and inquire about any major updates.
5. How does the detached garage affect utility?
A detached garage offers flexibility and can reduce noise in the home. However, it may be less convenient during Winnipeg winters. Its condition, size, and potential for conversion or additional use (like a workshop) should be evaluated.