Property Overview: 479 Langevin Street, Winnipeg

Section 1: Key Characteristics & Appeal

This one-and-three-quarter storey home, built in 1921, sits on a generous 4,210 sqft lot in Central St. Boniface. Its key features include a detached garage and a basement that is present but not renovated. With 1,146 sqft of living space, the home offers a comfortable footprint that is typical for its historic neighbourhood.

The primary appeal lies in its location and land value. The lot size is above average for Winnipeg overall, offering potential for gardening, expansion, or simply more private outdoor space—a relative rarity in the city. The home’s assessed value is notably lower than both area and city averages, which may indicate an opportunity for a buyer looking to add value through updates. It suits pragmatic buyers, such as first-time homeowners comfortable with a property that needs gradual modernization, or investors interested in the long-term value of a substantial lot in an established, character-rich area like St. Boniface. Its unrenovated state presents a canvas for customization, while its mature setting offers established trees and neighbourhood charm.

Section 2: Frequently Asked Questions

1. What does "one-and-three-quarter storey" mean for this home?
This is a common architectural style for Winnipeg homes of this era. It typically means the second floor has full-height ceilings under the roofline at the front, but the ceilings may slope or the space may be configured differently at the rear, often creating cozy bedrooms or unique spaces.

2. The assessed value seems very low. Does that affect my property taxes?
Not directly. Property taxes are calculated using a mill rate applied to your assessed value. While this home's assessed value is below area averages, the mill rate is standardized. The lower assessment could result in proportionally lower taxes compared to a similar-sized, fully renovated home on the same street.

3. The basement is noted as "not renovated." What should I consider?
This indicates the basement is in original or utilitarian condition. A professional inspection is essential to check the foundation, moisture management, and mechanical systems (like the furnace and electrical). While it offers storage or future development potential, any renovation would be a project to budget for.

4. How does the lot size compare practically?
At 4,210 sqft, the lot is larger than over 70% of residential properties citywide. This provides more yard space than a typical Winnipeg lot, but it's quite average for St. Boniface itself. This balance offers more private outdoor room than you'd find in newer subdivisions, without being an unusually large or hard-to-maintain property.

5. The home was built in 1921. What are the implications?
A home of this age has character but requires diligent maintenance. Key points for an inspection would include the condition of the original plaster and lath, wiring, plumbing, and windows. On the positive side, these homes often feature solid construction and materials no longer commonly used.