Property Overview
This home at 432 Dumoulin Street in North St. Boniface presents a distinct profile defined by a significant trade-off. Its key characteristic is an exceptionally large lot of over 8,100 sq ft, which ranks in the top 2-4% of the immediate area, paired with a modest 740 sq ft house built in 1910. The assessed value of $231k is notably below local and city averages, reflecting the compact living space and age of the structure.
The primary appeal lies in the land itself. This isn't just a backyard; it's a canvas for expansion, gardening, or outdoor living that is increasingly rare in the city. It suits a specific type of buyer: someone with a vision who values outdoor space over immediate interior square footage. This could be a hands-on buyer looking for a long-term project—perhaps to renovate and expand the existing home—or someone content with a cozy footprint who desires a generous, private yard. It's a value-driven entry into the neighbourhood with potential that is literally grounded in the lot size.
Frequently Asked Questions
1. Why is the assessed value so much lower than area averages?
The assessment reflects the home's smaller size (740 sq ft) and older age (1910) compared to area norms. The value is primarily in the land, not the current structure.
2. What does the "Elite" ranking for Land Area mean?
It means this property's lot size is larger than 96-98% of comparable lots on its street and in North St. Boniface. It's a standout feature in an otherwise modestly sized property.
3. Is this a teardown opportunity?
While the older, smaller home might suggest that, it's not necessarily the only path. The price point and existing structure may also appeal to renovators. Local zoning and heritage considerations should be verified.
4. How reliable is the sold price data from 2017?
The displayed sold price range is based on public records, not the MLS. For fully verified and exact historical sale figures, you must request a manual lookup from the site via email.
5. What are the less obvious considerations with a property like this?
Consider the balance between your lifestyle needs and project ambitions. The large lot offers great potential but also comes with higher maintenance. Utilities and updates for a 116-year-old home, even a small one, require careful inspection. This property is for a buyer who sees the lot as the main asset and is prepared for the realities of an older home.