Property Overview: 233 Dollard Boulevard, Winnipeg

Key Characteristics & Appeal

This is a classic two-storey home built in 1910, situated on a standard-sized lot in Central St. Boniface. Its key characteristics are notably average for the immediate area, presenting a straightforward opportunity. The living space of 1,084 sqft is typical for the neighbourhood, as is the land area of 4,318 sqft. It features a detached garage and an unrenovated basement.

The primary appeal lies in its location within a well-established community and its position as a blank-canvas property. With an assessed value significantly below the citywide average, it represents a potential entry point into the market. The home last sold in 2017 for $220k, a price point that was notably below average for the street and neighbourhood at that time, suggesting it has historically been valued as a fixer-upper or value purchase.

This property would best suit a buyer comfortable with a project, whether as a long-term home to gradually renovate or as a strategic investment. It’s not a standout in terms of size or modern features, but rather a pragmatic choice for someone seeking the character and location of St. Boniface without a premium price tag. A thoughtful perspective is that its very "averageness" in the local context is its strength—it avoids the premium of a fully updated home or the burden of extreme outlier issues, offering a stable foundation for customization.

Frequently Asked Questions

1. What does "below average" for year built really mean for a 1910 home?
It means the home is older than most on its street and in St. Boniface, where the average comparable home was built around 1940. Buyers should budget for and inspect systems typical of a century-old home, such as plumbing, wiring, and the foundation.

2. The assessed value is around $30k, but it sold for $220k in 2017. Why the huge difference?
Municipal assessed value for tax purposes is often much lower than market value and should not be used as a sale price indicator. The 2017 sale price is a far more relevant benchmark for understanding the home's market value.

3. Is the lot size a pro or a con?
It's neutral. At just over 4,300 sqft, the lot is very typical for the area—neither unusually spacious nor particularly cramped. It provides standard backyard potential and streetside presence for the neighbourhood.

4. Who might this property not suit?
It would not suit buyers seeking a move-in-ready home or who are hesitant about potential renovation costs. The unrenovated basement and age of the home require a willingness to invest further time and money.

5. The 2017 sale price was "below average" for the area. Is that a red flag?
Not necessarily. It often indicates a property sold in as-is condition or requiring work, which aligns with the home's profile. It underscores the importance of a thorough inspection to understand what condition it was in at that time and what may have been addressed since.