Property Overview
This home at 175 Archibald Street in North St. Boniface presents a specific and compelling value proposition. Its key characteristic is a significant disconnect between its assessed value and the local averages. With an assessed value of $170,000, it sits well below the averages for its street ($262k), neighbourhood ($378k), and city (~$390k). The living space is compact at 737 sq ft, which is notably smaller than area norms, but it sits on a generous 5,605 sq ft lot that is above average for the immediate area. Built in 1941, it is a character home typical of the neighbourhood's vintage.
The primary appeal lies in its affordability and land potential. It suits a first-time buyer, an investor, or a hands-on owner looking for an entry point into the established North St. Boniface area. The low assessment suggests a potentially manageable property tax burden. A thoughtful perspective is that the large lot for the area offers future flexibility—whether for gardening, expansion, or redevelopment—that isn't available with newer, more densely built properties. It’s a property where you're purchasing location and land, with the home itself representing a renovation or maintenance project.
Frequently Asked Questions
1. Why is the assessed value so much lower than nearby homes?
The assessment is likely lower due to the home's smaller size (737 sq ft), its age (1941), and potentially its condition or original features compared to updated or larger homes in the area. It reflects the city's valuation of the property as it currently stands.
2. What does the sold price history indicate?
The home sold twice in recent years (2017 and 2020), both times within the $100,000–$150,000 range. This consistent price point, significantly below its current assessed value, suggests it has been viewed as a fixer-upper or investment property, not a renovated move-in ready home.
3. Is the large lot a major advantage?
Yes, especially in this context. The lot size is above average for both the street and the neighbourhood. This provides more outdoor space than many nearby properties and could be a long-term asset for enjoyment, adding a garage, or future redevelopment, subject to zoning.
4. What should I budget beyond the purchase price?
Given the age, prior sale prices, and the value differential, budgeting for immediate repairs, updates, and ongoing maintenance for an 85-year-old home is essential. A thorough inspection is critical to understand the scope of work needed for systems like plumbing, electrical, and the foundation.
5. How can I get the exact past sold prices?
The site provides sold price ranges publicly. To obtain the exact historical sale figures, you must request them directly via email through the site's provided service, as they are not sourced from the MLS.