Property Overview: 154 Dollard Boulevard
Key Characteristics & Appeal
This is a classic, one-storey home built in 1909 on a 3,041 sqft lot in Central St. Boniface. With 863 sqft of living space, an unrenovated basement, and no garage, the house presents as a straightforward, modest-sized property. Its primary appeal lies in its location within a historic and sought-after neighbourhood, combined with a below-average assessed value that positions it as an accessible entry point into the area.
The data reveals a nuanced story. While the home's living area and lot size are below the local averages, its assessed value is notably lower than most comparable properties on its street, in the neighbourhood, and across Winnipeg. This significant value gap suggests the property is priced for its current condition, not its potential location premium. It would suit a buyer looking for a footprint in St. Boniface who is prepared for a renovation or comfortable with a home that prioritizes character and location over modern size and finishes. It's a practical choice for a first-time buyer, an investor considering a hold-and-renovate strategy, or someone seeking a lower-maintenance, smaller home in a central, walkable community.
Frequently Asked Questions
1. What does "below average" for assessed value actually mean here?
It means the home's official assessed value ($210k) is significantly lower than the average for similar homes in the immediate area (which average around $340k-$390k). This typically reflects the home's older condition and unrenovated state compared to its neighbours.
2. Is the small lot size a major drawback?
At 3,041 sqft, the lot is smaller than many in St. Boniface but is still a useable urban parcel. It may limit expansive additions but is sufficient for a garden, patio, or parking pad. The trade-off is less yard maintenance.
3. What are the implications of a home built in 1909?
It offers classic charm and likely solid construction, but a thorough inspection is essential. Buyers should budget for updates to older mechanical systems (like wiring and plumbing) and be mindful of historical building materials.
4. The home last sold in 2016 for $200k. What does that tell us?
The sale price was very close to the current assessed value, indicating stable, modest appreciation. It underscores that the value is firmly in the land and location, not in recent upgrades to the structure itself.
5. Who might this property not suit?
It's not ideal for buyers seeking a move-in-ready home, those requiring ample indoor storage or garage parking, or families needing multiple large bedrooms. The value proposition requires a vision for the future or a desire for a modest, location-focused present.