$799,000 GREY
Description
Rating 12 /100
| Equity | 0/40 | -188,743 vs limit (-24.1% of ARV) | |
| Cash flow | 0/30 | -1,179/mo | |
| Suite-arb | 11.5/15 | zone permits a suite; other conditions short | |
| Motivation | 0.4/15 | 42d on market, no cuts — anchored seller |
Offer case
GREEN at $577,000 — that's $222,000 (27.8%) below the $799,000 ask. Long shot
EVIDENCE
- Coast-wide, homes sell at 97.6% of list — a 2.4% discount is simply normal here.
- Already asking below the $548/sqft local sold level — little room to push.
The four tests
Cash-flow scenarios $/mo · hover a cell for carrying cost
| Price | $3,150 typical self-managed |
$3,150 typical PM |
$3,500 high self-managed |
$3,500 high PM |
|---|---|---|---|---|
| $799,000 | −$896 | −$1,179 | −$584 | −$899 |
| $759,050 −5.0% | −$736 | −$1,019 | −$424 | −$739 |
| $731,085 −8.5% | −$624 | −$907 | −$312 | −$627 |
Comps & ARV
ARV $784,397
range $740,715 – $1,050,855
(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: 419)
Cross-check: comps say $742,468, BC Assessment × sale ratio says $882,232 (-16% apart)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 143 Pratt Rd | 1.47 km | 2,223 | ~$795,766 | 358 | 2025-11-05 | ✓ |
| 561 Spyglass Pl | 2.13 km | 1,962 | ~$1,170,704 | 597 | 2025-11-13 | ✓ |
| 617 Gower Point Rd | 2.17 km | 2,003 | ~$799,672 | 399 | 2026-01-16 | ✓ |
| 565 Wildwood Cres | 2.25 km | 2,221 | ~$1,170,704 | 527 | 2026-01-08 | ✓ |
| 962 Cemetery Rd | 2.45 km | 1,916 | ~$1,049,630 | 548 | 2025-11-28 | ✓ |
| 776 Geddes Rd | 4.36 km | 1,460 | ~$877,784 | 601 | 2026-02-19 | ✓ |
| 1453 Davidson Rd | 5.89 km | 2,016 | ~$844,586 | 419 | 2026-01-02 | ✓ |
| 304 Esplanade Rd | 7.32 km | 1,733 | ~$937,246 | 541 | 2026-06-15 | ✓ |
| ~ = 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: $887,500, 2022-07-14 — asking -10.0%
| 2026-08-22 | new | 799000 first seen at $799,000 |
| 2026-08-21 | Listed | $799,000 GVR |
| 2022-07-14 | Sold (Public Records) | $887,500 Public Records |
| 2022-05-12 | Listed | $899,000 GVR |
| 2014-09-12 | Listed | $288,500 GVR |
| 2009-12-02 | Sold (Public Records) | $395,000 Public Records |
| 2009-10-10 | Listed | $419,000 GVR |
Zoning & land
RU1 — Rural One suite OK
Areas B/D/E/F: suite permitted (single-unit dwelling zone), and a second single-unit dwelling or auxiliary dwelling unit at 3500 m2 in Areas B/D/E or 0.8 ha in Area F — the lot-area trigger is the whole game for the SECOND dwelling, not for the suite. Area A: no suite right; over 3500 m2 gets a duplex second unit OR one auxiliary dwelling unit, over 8000 m2 a second single-unit dwelling. Sechelt RU-1: secondary suite is a listed accessory use, detached accessory dwelling unit at 2000 m2, two dwellings at 1 ha. [Bylaw 722.9 s.7.9.2, s.7.9.4, s.5.24; Bylaw 337 s.1011.1; Bylaw 580 s.1.9.2-1.9.4]
| PID | 007-198-311 |
|---|---|
| Parcel | 1304 KEARTON RD (SCRD) |
| Wastewater | none mapped — septic likely (no suite carve-out) |
| Water | Chapman system |
| Fire protection | Gibsons/West Howe Sound FPA |
| Bylaw | https://www.scrd.ca/zoning-bylaws/ |
Assessment
| Assessed total | $884,000 |
|---|---|
| Land / improvements | $527,000 / $357,000 (60% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 1.11 asking under assessment |
| BCA folio | 746.01197.315 |
Open questions
- 37 days on market — ask the listing agent why it hasn't moved.