Property Overview
This 1911 two-storey home at 467 Des Meurons Street in Central St. Boniface presents a distinct opportunity. Its primary appeal lies in a generous living space that stands out in the area, housed within a classic, century-old structure on a standard city lot. The home is unrenovated, featuring a basement that has not been updated and no garage.
Key Characteristics & Ideal Buyer
The most compelling feature is the above-average living area of 1,872 sq ft, which ranks in the top 12% for the neighbourhood. This offers significant interior space for a growing family, a home-based business, or simply more room to spread out compared to many local options. The trade-off is the home’s age and the likely need for modernization throughout. The assessed value of $370k is above average for the immediate street, suggesting the property is viewed as a substantial structure in its locale.
This property would best suit a buyer with a vision for gradual updates or the budget for a significant renovation. It’s a project-oriented home that rewards the investment of time and resources. A thoughtful perspective is that while the lot size is typical, the large interior footprint means the home already utilizes much of its space efficiently, potentially limiting expansion options but providing immediate, ample square footage. It appeals to those who value character and space over move-in-ready finishes and who see potential in the established, tree-lined streets of St. Boniface.
Frequently Asked Questions
1. What does "above average" living area really mean for this home?
It means the interior is notably larger than most homes on its street and in Central St. Boniface. You are getting more house, in terms of pure square footage, than about 88% of comparable properties in the neighbourhood.
2. The home was built in 1911. What should I be prepared for?
Buyers should budget for and expect older mechanical systems (like plumbing and wiring), potential need for insulation upgrades, and generally outdated interiors. The "unrenovated" status means no major modernizations have been completed, so it's a blank canvas requiring work.
3. Why is the assessed value higher than the last sale price?
The last recorded sale was in 2019 for $315,000. The current assessed value of $370,000 reflects municipal valuation for tax purposes, which considers market trends and the property's characteristics. It indicates the city sees it as a substantial property for the area, but the market sale price will be determined by current conditions and the home's state.
4. Is there potential to add a garage later?
The lot is a standard city size (3,913 sq ft). With the home's footprint already being large, adding a detached garage would require careful planning to ensure sufficient backyard space and compliance with zoning bylaws. It is possible but may result in a tighter yard.
5. How does the lack of a basement renovation impact value?
It represents both a cost and an opportunity. The basement will likely require investment to finish or make usable, which affects the immediate move-in appeal. However, it also means you can customize the space to your needs without first undoing someone else's work.