Property Summary: 434 Goulet Street, Winnipeg
Section 1: Key Characteristics & Appeal
This is a modest, well-situated one-storey home in Central St. Boniface, built in 1954. Its key characteristic is its proportionally large lot—at over 5,600 sq ft, the land size is notably above average for the neighbourhood, offering rare potential for expansion, gardening, or outdoor living in this central area. The home itself is of average size for the street at just over 1,000 sq ft of living space and features a renovated basement and a detached garage.
The primary appeal lies in its location and land value. St. Boniface is a historic, culturally rich community with strong amenities, and this property offers a foothold there with a blank-canvas lot. The home is not a large or modern structure, but its renovated basement adds functional living space. It would suit a pragmatic buyer—perhaps a first-time homeowner, an investor, or a downsizer—who values location over a turnkey home and sees potential in the land itself. It’s a property for someone comfortable with a home that is average in condition and size but above average in its future possibilities due to its lot.
Section 2: Frequently Asked Questions
1. Is the assessed value of $32,800 the market price?
No, the assessed value is for municipal tax purposes. The home last sold for $30,500 in April 2023, which may be closer to a market baseline, but current conditions and the value of the land will determine the listing price.
2. What does "renovated basement" mean?
The listing confirms the basement has been renovated, but the specific scope, quality, and permits are not detailed. A buyer should inquire about the work done, moisture control, and ceiling height to understand its true functionality.
3. How does the lot size compare practically?
At 5,631 sq ft, the lot is significantly larger than the Winnipeg average. In this established neighbourhood, this is a standout feature, potentially allowing for a large addition, a new garage, or substantial landscaping where many neighbouring properties cannot.
4. Who might this property not suit?
It may not suit buyers seeking a modern, low-maintenance home or those needing substantial above-ground living space immediately. The appeal is geared toward those willing to live in a modest home or invest in future improvements.
5. The home is older; what are the likely concerns?
Built in 1954, potential buyers should budget for and investigate common age-related items: the roof, original windows, plumbing and electrical systems, and the foundation. The renovated basement should be checked for proper egress and drainage.