Property Overview: 390 Desautels Street, Winnipeg
Key Characteristics & Appeal
This is a modest, one-storey home built in 1938 on a notably generous lot in Central St. Boniface. Its primary appeal lies in the land itself—at 6,254 sq ft, the property offers significantly more outdoor space than most homes in both the immediate neighbourhood and city-wide. This presents a clear opportunity for expansion, gardening, or outdoor living that is rare in central locations. The home is compact at 660 sq ft of living area and features a detached garage and an unrenovated basement, positioning it as a true fixer-upper or blank canvas.
Its assessed value is well below averages, suggesting a lower property tax burden and an accessible entry point into the historic and desirable St. Boniface area. This property would best suit a hands-on buyer, such as a renovator looking to customize a home, an investor interested in the long-term land value, or someone seeking an affordable foothold in the neighbourhood who values private outdoor space over immediate move-in condition. It’s less suited for those needing ample finished living space right away.
Frequently Asked Questions
1. Is this a teardown property?
While the living area is small and the basement is unrenovated, the home is habitable. The decision to renovate or rebuild would depend on the buyer's budget and vision, but the lot size certainly allows for potential future expansion or redevelopment.
2. Why is the assessed value so much lower than the last sale price?
The property last sold in 2016 for $190,000. The current assessed value of $23,900 is for municipal tax purposes and is not an indicator of market value. Market value is determined by recent sales of comparable properties, location, and buyer demand.
3. What are the advantages of such a large lot?
Beyond space for gardens or recreation, a large lot in a central neighbourhood offers flexibility. It provides room for additions like a garage, workshop, or suite (subject to zoning), better privacy from neighbours, and often holds stronger long-term value appreciation potential than the structure itself.
4. How does the home's age affect a purchase?
Built in 1938, the home likely has character but may also require updates to wiring, plumbing, or insulation. A thorough inspection is essential. On its street and in St. Boniface, however, its age is quite typical, blending into a neighbourhood known for its historic charm.
5. Is the price competitive for the area?
The 2016 sale price was below average for the neighbourhood and city at that time, which aligns with the home's smaller size and condition. For a buyer whose priority is land size and location over a turn-key home, it represented, and may still represent, a value-oriented opportunity in St. Boniface.