Property Overview
This home at 274 Dumoulin Street in North St. Boniface presents a specific and practical value proposition. Its key appeal lies in its efficient scale and below-average price point for Winnipeg, situated in a well-established neighbourhood. At 734 sqft, the living space is notably compact, ranking in the bottom 8% for size on its own street. This makes it one of the smaller homes in the area, which is reflected in its assessed value of $277k—significantly lower than both the area and city averages. The lot, at just under 4,000 sqft, is also smaller than most nearby properties.
The home would suit a first-time buyer, downsizer, or investor seeking an affordable entry into the St. Boniface area without the maintenance of a larger property. Its value is grounded in location rather than size, offering a chance to live in a mature community with character for a relatively modest investment. A thoughtful perspective for the right buyer is that smaller homes can mean lower utility costs, less upkeep, and a simpler lifestyle, allowing resources to be directed elsewhere. The data suggests you are paying primarily for the land and location here, with the dwelling itself being a functional, no-frills asset.
Frequently Asked Questions
1. Why is the assessed value so much lower than area averages?
The assessed value is closely tied to the home's compact size (734 sqft), which is well below the neighbourhood average. The smaller lot size also contributes. Essentially, the valuation reflects a smaller physical asset in a desirable location.
2. What are the implications of the home's smaller size and lot?
It typically translates to lower property taxes, reduced heating/cooling costs, and less time spent on maintenance and yard work. However, it also means limited space for growing families, home offices, or extensive entertaining.
3. How reliable is the sold price data shown?
The site notes that sold price data is from public sources, not the MLS, and is presented in a range. For fully verified and exact historical sale figures, you must request a manual lookup from the site via email, as they do not have access to MLS sales records.
4. The home was built in 1945. What should I consider?
While the age is around average for the street, any home of this vintage will require a diligent inspection for updates to major systems like wiring, plumbing, and insulation, as well as potential for original materials like plaster.
5. How does this property compare to its immediate neighbours?
The nearby comparable listings suggest this home is priced for its lot and location, not its square footage. For a similar assessed value on this street, you could find homes with more living space, but they may be older or require more work, highlighting this property's role as a potentially move-in-ready, efficient option.