391 De La Morenie Street

Property Overview

This one-and-three-quarter storey home, built in 1924, is situated on a standard-sized lot in Central St. Boniface. Its key features include a renovated basement and a detached garage. With 960 sqft of living space, it offers a more compact footprint compared to many area homes, which may appeal to those seeking lower maintenance without sacrificing character. The property last sold in 2021 for $350k, a price point that was above average for its immediate street but generally aligned with wider area and city benchmarks at the time. Its assessed value is notably lower than the recent sale price, which is common for older, character homes in established neighbourhoods.

Who It's For & Where Its Appeal Lies
This home suits a first-time buyer or downsizer looking for an entry point into the historic and culturally rich St. Boniface community. Its appeal lies in its location and the practicality of a modernized basement, offering a balance between vintage charm and updated living space. The detached garage is a valuable asset in this urban setting. A thoughtful perspective: the home's smaller scale and below-average land size for the city could mean lower property taxes and less upkeep, allowing the owner to invest more time and resources into enjoying the neighbourhood's amenities rather than maintaining a large yard. It’s ideal for someone who values community and location over sheer square footage.

Frequently Asked Questions

1. How does the living area compare to nearby homes?
At 960 sqft, the living space is slightly below the average for both the immediate street and the broader Central St. Boniface area. This indicates a more efficient, potentially cozier home compared to many of its neighbours.

2. The assessed value is much lower than the 2021 sale price. Why?
Municipal assessed value for taxation purposes often lags behind market value, especially after a recent sale. For older character homes, the assessed value frequently reflects a different calculation model than the price a buyer is willing to pay for the location, charm, and updates.

3. What does the "one-and-three-quarter storey" design mean?
This classic Winnipeg style typically features a full main floor and a second floor where the roofline slopes inward, creating some rooms with sloped ceilings or slightly reduced square footage on the upper level, adding character.

4. Is the land size a disadvantage?
The lot is below the citywide average but is standard for the central neighbourhood. It means less yard maintenance, which can be a positive for many urban buyers, while still providing private outdoor space.

5. How does the sale price rank compared to other homes?
The 2021 sale price of $350k ranked in the top 30% for its own street, showing it commanded a premium over direct neighbours at that time. Citywide, it was near the median, indicating it was a competitively priced home in the broader market.