$629,000 GREY

5728 Trail Ave, Sechelt
3 bd · 1.5 ba · 1,270 sqft · 8,276 sqft lot · built 1994 · 43 DOM · MLS R3156130
Motivated sellerSeptic / well
Redfin ↗
Listing: Redfin search · fetched 2026-09-27T19:15

Description

This inviting 3-bedroom, 2-bathroom, 1,270 sq. ft. home offers comfortable, easy living with a fully insulated garage, private yard and convenient lane access off Surf Circle. Recently refreshed with updated flooring and fresh paint in select rooms, the home is move-in ready and available for quick possession. Ideally located in the heart of Sechelt, it offers a wonderful sense of privacy while remaining close to everyday amenities and recreation. The functional layout and comfortable living spaces are well suited to families, downsizers or anyone looking to embrace the relaxed Sunshine Coast lifestyle. Outside, the private yard provides a peaceful setting to relax, garden or entertain, whi
From listing remarks (RE/MAX Oceanview Realty)

Rating 8 /100

Equity
1.1/40 -68,020 vs limit (-9.4% of ARV)
Cash flow
1.0/30 -752/mo
Suite-arb
5.0/15 zone permits a suite; other conditions short
Motivation
0.6/15 48d on market, no cuts — anchored seller

Offer case

GREEN at $505,000 — that's $124,000 (19.7%) below the $629,000 ask. Long shot

That discount is 8.4× what this market normally concedes.

EVIDENCE

  • Coast-wide, homes sell at 97.6% of list — a 2.4% discount is simply normal here.
Support score 0.0 — evidence weight that this seller would entertain the discount. Not a prediction; a checklist with numbers.

The four tests

Equity — FAIL
(price + $40,000 reno + PTT+legal closing) <= 85% x ARV
all-in = $629,000 + $40,000 + $13,080 = $682,080 ARV = $722,423 → limit = 85% × ARV = $614,060 margin = $-68,020 · at band low ($654,295): $-125,929 — GREEN needs this ≥ 0
Rent — PASS
est. rent >= 0.40% x ARV
est. rent = $3,000/mo (whole house (3bd) $3,000) floor = 0.4% × ARV $722,423 = $2,890/mo rents table: Sechelt · as of 2026-08-02
Cash flow — PASS
rent - carrying >= -800/mo (PM-managed, typical rent, at ask)
payment $2,520 (loan $503,200 @ 4.4%/30y) + tax $474 (mls) + ins $158 + maint $150 + vac $180 + PM $270 carrying = $3,752/mo · rent $3,000 → cash flow = $-752/mo (floor $-800)
Suite-arb — FAIL
zone permits suite AND sqft >= 1,900 AND no suite language AND $/sqft < community median
zone R-2 suite:yes · sqft 1,270 (min 1,900) suite language: no · $/sqft 495 vs median 471
Scored 2026-10-02T05:55 · thresholds from criteria.yaml

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
$629,000 −$482 −$752 −$82 −$392
$597,550 −5.0% −$356 −$626 +$44 −$266
$575,535 −8.5% −$268 −$538 +$133 −$178
Rents: rents.yaml as of 2026-08-02 · financing from criteria.yaml

Comps & ARV

ARV $722,423 range $654,295 – $893,467 (about half of comparable sales landed inside this band)
median $/sqft of 11 renovated size-matched sales (11 priced from list × measured sale ratio — ~3y registration lag), blended 70%/30% with assessed × 1.03 (sale/assessed, renovated) · confidence medium ($/sqft used: 589)

Cross-check: comps say $748,030, BC Assessment × sale ratio says $662,672 (+13% apart)

SoldDistSqftPrice$/sqftDateReno
5808 Anchor Rd 0.15 km1,056 ~$780,144 7392026-02-20✓
5750 Spindrift St 0.51 km1,176 ~$556,548 4732026-05-10✓
5641 Nickerson Rd 2.13 km1,487 ~$805,530 5422026-03-06✓
5726 Emily Way 2.13 km1,360 ~$729,371 5362026-03-16✓
6270 Homestead Ave 2.15 km1,284 ~$756,710 5892026-01-21✓
6307 Homestead Ave 2.2 km1,403 ~$776,238 5532026-01-24✓
5636 Cascade Cres 2.3 km1,284 ~$721,364 5622026-07-18✓
5592 Curtis Pl 2.59 km1,358 ~$974,447 7182025-11-14✓
~ = 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)
Solds from Redfin sold-search + public-records sale prices (belowTheFold)

Price & sale history

Seller basis: $280,000, 2012-11-06 — asking +124.6%

2026-08-16new 629000 first seen at $629,000
2026-08-15Listed $629,000 GVR
2012-11-06Sold (Public Records) $280,000 Public Records
2012-08-10Listed $299,000 GVR
1996-04-12Sold (Public Records) $154,500 Public Records
1994-08-03Sold (Public Records) $161,753 Public Records
History: Redfin belowTheFold · fetched 2026-09-27T19:16 · events observed by Coastwatch

Zoning & land

R-2 — Low Density Residential suite OK

Areas B/D/E/F: single-unit dwelling zone, so a suite is permitted (watch the wastewater service area carve-out), plus an auxiliary dwelling unit over 2000 m2 and an additional single-unit or two-unit dwelling over 3500 m2. Area A: over 2000 m2 gets a duplex second unit OR one auxiliary dwelling unit, over 4000 m2 a second single-unit dwelling; max 2 units. Sechelt R-2: secondary suite plus SSMUH — up to 4 units where BOTH community water and sanitary sewer are present, otherwise 900 m2 for a detached accessory dwelling unit. [Bylaw 722.9 s.7.2.2, s.5.24; Bylaw 337 s.611.1-611.2; Bylaw 580 s.1.2.2-1.2.5]

  • Slope greater than 20% to 30% — Steep-slope DPA: a geotechnical engineer's report is required for foundation work. This is the one that most often kills a lower-level suite excavation.
PID007-625-235
Parcel5728 TRAIL AVE (Sechelt)
WastewaterDistrict of Sechelt sewer service
WaterChapman system
Fire protectionSechelt FPA
District of Sechelt Zoning Bylaw 580 (gis.sechelt.ca) · fetched 2026-08-16T07:16 · meanings from zoning_rules.yaml (verify before relying)

Assessment

Assessed total$664,000
Land / improvements $430,000 / $234,000 (65% land — the higher, the more the value is in the dirt)
Assessed / ask 1.06 asking under assessment
BCA folio570.00097.254
BC Assessment via SCRD parcel layer · fetched 2026-08-16T07:16

Open questions

  • Septic/well: age, last pump-out, and any permits on file? Get the well log and water potability test.
  • Slope greater than 20% to 30%: Steep-slope DPA: a geotechnical engineer's report is required for foundation work. This is the one that most often kills a lower-level suite excavation.
  • 43 days on market — ask the listing agent why it hasn't moved.

Notes