Property Overview: 419 De La Morenie Street
Key Characteristics & Appeal
This is a compact, one-storey home built in 1941 on a generously sized lot in Central St. Boniface. Its primary appeal lies in its location and land value. With a living area of 702 sqft, the home itself is notably smaller than most in the area, positioning it as a potential starter home or a strategic land investment. The lot size of 3,837 sqft is above average for the immediate street, offering valuable outdoor space or future expansion potential in a well-established neighbourhood.
The home features a renovated basement, adding functional living space. It does not have a garage or pool. Recent sale history shows significant price fluctuation, suggesting a property whose value may be influenced more by its lot and location than its current structure.
This property would best suit a pragmatic first-time buyer comfortable with a smaller footprint, an investor looking for a property with redevelopment potential, or a buyer prioritizing a larger lot in a central neighbourhood over a move-in-ready, spacious home. Its assessed value is consistently around the average for its area, indicating a stable, mid-market entry point into St. Boniface.
Frequently Asked Questions
1. Is the small living area a concern?
While the 702 sqft living area is significantly below neighbourhood averages, the renovated basement provides additional space. The floorplan and how the space is configured will be key factors in determining if it meets a buyer's needs.
2. What does the sale history indicate?
The property sold for $280k in 2017 and then for $375k in 2022. This increase, followed by a current assessed value of $320k, suggests a market correction or reflects specific conditions of the 2022 sale. It underscores the importance of a current, professional appraisal.
3. How does the lot size add value?
The lot is larger than many on the same street. In a mature neighbourhood like St. Boniface, this is a valuable asset. It provides ample yard space and could be a deciding factor for future expansion or redevelopment, subject to zoning.
4. What are the implications of not having a garage?
Parking will be limited to street or driveway space. This is common for homes of this era in the area, but buyers with multiple vehicles or a need for sheltered storage should factor this in.
5. Who are the typical neighbours?
The nearby comparable properties vary from similarly sized, older homes to larger, updated ones. This mix is characteristic of a long-established neighbourhood and suggests a diverse community of residents.