Property Overview: 444 Goulet Street, Winnipeg

Key Characteristics & Appeal

This is a well-situated, one-storey home in Central St. Boniface, built in 1952 on a generous 5,508 sqft lot. Its primary appeal lies in a combination of space, location, and recent updates. The living area of 1,264 sqft is notably spacious compared to other homes on Goulet Street, and the property benefits from a renovated basement, adding functional living space. A detached garage provides additional storage or workshop potential.

The appeal is grounded in its position within a historic and vibrant neighbourhood, offering a balance of residential character and urban convenience. The lot size is above average for Central St. Boniface, presenting opportunities for gardening, expansion, or simply more private outdoor space than is typical in the area. This property would suit a first-time homebuyer or a downsizer looking for a manageable single-level layout without sacrificing interior and exterior space. It’s also a practical candidate for a long-term holder who values the underlying land value and the potential of a home with solid fundamentals and some modernized elements.

A less obvious perspective is the value of its "averageness" in key metrics like assessed value within its context—it isn’t an outlier, which can suggest stability and a realistic entry point into a desirable neighbourhood. The 2017 sale price also indicates a history of being valued as a land-and-location proposition, appealing to those who see inherent value beyond the structure itself.

Frequently Asked Questions

1. How does the lot size compare to nearby properties?
At 5,508 sqft, the lot is larger than most in Central St. Boniface (ranking in the top 26% for the neighbourhood), offering more outdoor space than is typical for the area.

2. What does "renovated basement" typically mean for a home of this era?
While specifics should be verified by a viewing and inspection, for a 1952 home this usually indicates foundational updates like modernized flooring, lighting, and likely moisture mitigation, creating dry, usable living or storage space.

3. Is the living space suitable for a small family?
With over 1,260 sqft on the main floor plus a renovated basement, the home offers a functional amount of enclosed space. The single-storey layout may be ideal for young children or those preferring minimal stairs, but room count and configuration should be confirmed.

4. Why is there a significant difference between the assessed value and recent city-wide sale averages?
The assessed value is for municipal tax purposes and reflects this specific property. The much higher "city-wide average sale price" shown in the data includes all types and sizes of homes across Winnipeg and is not a direct comparison for this individual property.

5. What is the significance of the detached garage?
Beyond vehicle storage, a detached garage on a large lot offers flexibility. It can serve as a workshop, a project space, or extra storage without impacting the main house's layout, and it maintains the classic streetscape character of the neighbourhood.