Property Overview
197 La Verendrye Street presents a unique proposition in Winnipeg's North St. Boniface neighbourhood. Built in 1951, this home is defined by a clear contrast: its 728 sqft living space is notably compact, ranking in the bottom 10% for size both on its street and in the wider area. However, it sits on a generous 5,624 sqft lot, which is larger than most in the immediate vicinity. The assessed value of $327,000 is consistently around the average for comparable homes at every level, from the street to the entire city.
The appeal here lies in the land and location rather than the size of the home. It suits a buyer looking for an entry point into a established neighbourhood who values outdoor space and sees potential—whether for gardening, expansion, or future redevelopment. It's a practical choice for a minimalist, an investor, or a hands-on owner comfortable with a smaller, older home that has a disproportionately large yard. The recent sale history suggests steady market interest.
Frequently Asked Questions
1. Is the house too small?
At 728 sqft, the living area is significantly below average for the area. It would suit a single person, a couple, or someone looking for a minimalist footprint, but may feel cramped for a family.
2. What is the real value of the large lot?
The 5,624 sqft lot is a key asset. It offers ample private outdoor space, which is rare for the price point in the city, and provides flexibility for additions, a garden, or simply more breathing room than neighbouring properties.
3. How does the assessed value compare to recent sales?
The home sold between $300k-$350k in April 2023. The current $327k assessment aligns closely with that sale price, indicating the market and city assessment are in agreement on its value.
4. What should I consider about the home's age?
Built in 1951, the home is older than the city-wide average. Prospective buyers should budget for potential updates to older mechanical systems, windows, or insulation that are typical for a house of this era.
5. How can I get the exact past sale prices?
The site provides sold price ranges for context. To obtain the exact historical sale figures, you must request a manual lookup via email, as this data is not sourced from the MLS.