$799,900 GREY
Description
Rating 7 /100
| Equity | 0/40 | -163,541 vs limit (-20.1% of ARV) | |
| Cash flow | 0/30 | -1,419/mo | |
| Suite-arb | 6.3/15 | zone permits a suite; other conditions short | |
| Motivation | 0.9/15 | 56d on market, no cuts — anchored seller |
Offer case
Price can't fix this. rent test — needs 3,261/mo vs 3,000 estimated. Price cannot fix this; only higher rent (a suite) or a lower ARV would.
EVIDENCE
- Coast-wide, homes sell at 97.6% of list — a 2.4% discount is simply normal here.
The four tests
Cash-flow scenarios $/mo · hover a cell for carrying cost
| Price | $3,000 typical self-managed |
$3,000 typical PM |
$3,450 high self-managed |
$3,450 high PM |
|---|---|---|---|---|
| $799,900 | −$1,149 | −$1,419 | −$749 | −$1,059 |
| $759,905 −5.0% | −$989 | −$1,259 | −$589 | −$899 |
| $731,908 −8.5% | −$877 | −$1,147 | −$477 | −$787 |
Comps & ARV
ARV $815,126
range $605,769 – $861,256
(about half of comparable sales landed inside this band)
median $/sqft of 12 renovated size-matched sales (12 priced from list × measured sale ratio — ~3y registration lag), blended 70%/30% with assessed × 1.03 (sale/assessed, renovated) · confidence medium
($/sqft used: 536)
Cross-check: comps say $850,096, BC Assessment × sale ratio says $733,530 (+16% apart)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 5726 Emily Way | 0.13 km | 1,360 | ~$729,371 | 536 | 2026-03-16 | ✓ |
| 6270 Homestead Ave | 0.37 km | 1,284 | ~$756,710 | 589 | 2026-01-21 | ✓ |
| 5641 Nickerson Rd | 0.45 km | 1,487 | ~$805,530 | 542 | 2026-03-06 | ✓ |
| 6307 Homestead Ave | 0.48 km | 1,403 | ~$776,238 | 553 | 2026-01-24 | ✓ |
| 5636 Cascade Cres | 0.5 km | 1,284 | ~$721,364 | 562 | 2026-07-18 | ✓ |
| 5592 Curtis Pl | 0.71 km | 1,358 | ~$974,447 | 718 | 2025-11-14 | ✓ |
| 6242 Norwest Bay Rd | 1.04 km | 1,707 | ~$671,275 | 393 | 2025-10-19 | ✓ |
| 6472 Jasper Rd | 1.12 km | 1,163 | ~$750,852 | 646 | 2026-07-01 | ✓ |
| ~ = final list price × measured sale ratio (BC title registration lags ~3 years, so recent solds have no registered price; the proxy is within ~2% of the registered price when both exist) | ||||||
Price & sale history
Seller basis: $327,000, 2012-06-05 — asking +144.6%
| 2026-08-07 | new | 799900 first seen at $799,900 |
| 2026-08-07 | Listed | $799,900 GVR |
| 2012-06-05 | Sold (Public Records) | $327,000 Public Records |
| 2012-03-26 | Listed | $329,000 GVR |
| 2006-10-06 | Sold (Public Records) | $291,900 Public Records |
| 2006-09-20 | Sold (Public Records) | $234,398 Public Records |
| 2006-06-10 | Listed | $294,900 GVR |
Zoning & land
R-3 — Small Lot Residential suite OK
Areas B/D/E/F: single-unit dwelling with a restricted second storey. Density is capped at one dwelling per parcel, but s.5.24.4 excludes secondary suites from that count, so a suite still works (wastewater carve-out aside). No auxiliary dwelling unit here. Area A: residential with auxiliary commercial — over 2000 m2 gets a duplex second unit OR one auxiliary dwelling unit. Sechelt R-3: SSMUH small-lot zone, suite plus up to 4 units. [Bylaw 722.9 s.7.3.2-7.3.3, s.5.24.4; Bylaw 337 s.621.1; Bylaw 580 s.1.3.2-1.3.4]
| PID | 026-560-208 |
|---|---|
| Parcel | 6315 TOWER RD (Sechelt) |
| Wastewater | District of Sechelt sewer service |
| Water | Chapman system |
| Fire protection | Sechelt FPA |
Assessment
| Assessed total | $735,000 |
|---|---|
| Land / improvements | $451,000 / $284,000 (61% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 0.92 |
| BCA folio | 570.06421.118 |
Open questions
- 51 days on market — ask the listing agent why it hasn't moved.