Property Overview: 385 Desautels Street, Winnipeg

Section 1: Key Characteristics & Appeal

This is a historic, one-and-three-quarter storey home built in 1905 on a standard city lot in Central St. Boniface. Its key characteristics are defined by its age and compact footprint: the 960 sqft living area is notably smaller than most comparable homes in the area, while the 3,920 sqft lot size is also below the local average. The property features a detached garage and a basement that is present but not renovated. Its most recent sale in early 2022 was for a nominal price, suggesting a potential estate sale or transfer, while its current assessed value sits around the average for its immediate street and neighborhood.

The appeal lies in its location within a historic and vibrant community, offering an entry point into St. Boniface. It suits a specific type of buyer: those seeking a true renovation or rebuild project, or an investor looking for a land-value opportunity with an existing structure. It is not a move-in-ready home. A thoughtful perspective is that its "below average" size and vintage could be framed as a lower-maintenance shell for creative redesign, or as a affordable foothold in a desirable area where the value is primarily in the location rather than the current structure.

Section 2: Frequently Asked Questions

1. What does "not renovated" for the basement imply?
It typically means the basement is in original or utilitarian condition, with likely concrete walls and floors, basic lighting, and dated mechanical systems. It should be inspected for moisture issues, foundation integrity, and the condition of the furnace and water heater.

2. The home sold for $19,300 in 2022. Why is the assessed value now $290,000?
The very low sale price often indicates a non-arms-length transaction, such as between family members or as part of an estate settlement. It does not reflect the market value at that time. The current assessed value is the city's estimate of its market value for property tax purposes.

3. Is the land large enough to consider building a new home?
At just under 4,000 sqft, the lot is a standard Winnipeg size but is below the average for St. Boniface. You should consult the City's zoning bylaws to understand the allowable footprint, setbacks, and height for a new build, as lot coverage may be a key factor.

4. Who would this property not suit?
It would not suit buyers looking for a turn-key home, those uncomfortable with major renovation projects, or families requiring more immediate space. The scale of work needed likely extends to foundational, electrical, and plumbing systems given the home's age.

5. How meaningful are the "Top X%" rankings provided?
They provide context. For example, ranking in the top 92% for living area means 92% of comparable homes on its street are larger—highlighting this home's compact size. Conversely, its average rank for assessed value on the street suggests it's priced in line with its immediate neighbors, despite its condition.