$799,000 GREY SUITE-ARB

5818 Trail Ave, Sechelt
3 bd · 2.5 ba · 2,532 sqft · 8,386 sqft lot · built 1995 · 14 DOM · MLS R3164748
Redfin ↗
Listing: Redfin search · fetched 2026-09-27T19:15

Description

Your next chapter begins here. This 2,564 sq ft family home sits on a large corner lot minutes from downtown Sechelt. Step inside to a welcoming foyer, where vaulted ceilings and a grand staircase set the tone. Updated granite kitchen, formal dining room, living room with gas fireplace and a spacious family room offers more room to gather. Upstairs are three bedrooms, including a primary suite with four piece ensuite. The 640 sq ft lower level, with its own entrance and driveway access, offers flexibility for a potential guest suite, art studio or hobby space, plus ample crawl space storage. A 170 sq ft sundeck just off the kitchen and eating nook is a bonus! Fully fenced yard, private tiki
From listing remarks (Sotheby's International Realty Canada)

Rating 36 /100

Equity
21.1/40 +16,222 vs limit (+1.6% of ARV)
Cash flow
0/30 -1,538/mo
Suite-arb
15.0/15 add-a-suite opportunity, unpriced
Motivation
0.0/15 20d on market, no cuts — anchored seller

Offer case

Price can't fix this. rent test — needs 4,102/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.
  • Only 20 days on market — too fresh for a big discount.
  • Already asking below the $495/sqft local sold level — little room to push.
  • ARV confidence is LOW (thin or unrenovated comps) — the target price below could be off by 10%+ in either direction.
Support score 0.0 — evidence weight that this seller would entertain the discount. Not a prediction; a checklist with numbers.

The four tests

Equity — PASS
(price + $40,000 reno + PTT+legal closing) <= 85% x ARV
all-in = $799,000 + $40,000 + $16,480 = $855,480 ARV = $1,025,532 → limit = 85% × ARV = $871,702 margin = $16,222 · at band low ($843,163): $-138,791 — GREEN needs this ≥ 0
Rent — FAIL
est. rent >= 0.40% x ARV
est. rent = $3,000/mo (whole house (3bd) $3,000) floor = 0.4% × ARV $1,025,532 = $4,102/mo rents table: Sechelt · as of 2026-08-02
Cash flow — FAIL
rent - carrying >= -800/mo (PM-managed, typical rent, at ask)
payment $3,201 (loan $639,200 @ 4.4%/30y) + tax $579 (mls) + ins $158 + maint $150 + vac $180 + PM $270 carrying = $4,538/mo · rent $3,000 → cash flow = $-1,538/mo (floor $-800)
Suite-arb — PASS
zone permits suite AND sqft >= 1,900 AND no suite language AND $/sqft < community median
zone R-2 suite:yes · sqft 2,532 (min 1,900) suite language: no · $/sqft 316 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
$799,000 −$1,268 −$1,538 −$868 −$1,178
$759,050 −5.0% −$1,108 −$1,378 −$708 −$1,018
$731,085 −8.5% −$996 −$1,266 −$596 −$906
Rents: rents.yaml as of 2026-08-02 · financing from criteria.yaml

Comps & ARV

ARV $1,025,532 range $843,163 – $1,285,270 (about half of comparable sales landed inside this band)
median $/sqft of 12 renovated size-matched sales (12 priced from list × measured sale ratio — ~3y registration lag), blended 70%/30% with assessed × 1.03 (sale/assessed, renovated) · confidence low ($/sqft used: 433)

Cross-check: comps say $1,096,356, BC Assessment × sale ratio says $860,276 (+27% apart — disagreement this large triples comp error historically)

SoldDistSqftPrice$/sqftDateReno
5833 Heron Pl 0.2 km1,915 ~$829,842 4332025-11-10✓
6355 Baillie Rd 1.52 km2,288 ~$1,220,500 5332026-01-22✓
5656 Cook Pl 2.08 km2,330 ~$876,807 3762026-05-19✓
4967 Laurel Ave 4.33 km2,039 ~$820,078 4022026-02-23✓
7462 Redrooffs Rd 6.53 km2,851 ~$828,964 2912025-10-23✓
8362 Redrooffs Rd 9.74 km2,140 ~$1,049,630 4902026-02-09✓
5549 Sans Souci Rd 14.59 km2,205 ~$809,436 3672026-04-03✓
962 Cemetery Rd 19.08 km1,916 ~$1,049,630 5482025-11-28✓
~ = 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: $299,000, 2004-11-30 — asking +167.2%

2026-09-13new 799000 first seen at $799,000
2026-09-12Listed $799,000 GVR
2004-11-30Sold (Public Records) $299,000 Public Records
2004-08-14Listed $299,000 GVR
2001-09-28Sold (Public Records) $206,000 Public Records
1994-04-28Sold (Public Records) $59,100 Public Records
History: Redfin belowTheFold · fetched 2026-09-27T19:15 · 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]

PID007-106-351
Parcel5818 TRAIL AVE (Sechelt)
WastewaterDistrict of Sechelt sewer service
WaterChapman system
Fire protectionSechelt FPA
District of Sechelt Zoning Bylaw 580 (gis.sechelt.ca) · fetched 2026-09-13T19:16 · meanings from zoning_rules.yaml (verify before relying)

Assessment

Assessed total$862,000
Land / improvements $455,000 / $407,000 (53% land — the higher, the more the value is in the dirt)
Assessed / ask 1.08 asking under assessment
BCA folio570.00323.570
BC Assessment via SCRD parcel layer · fetched 2026-09-13T19:16

Open questions

  • Confirm suite legality with the planning department — zone says yes, verify parcel specifics (parking, servicing, floor-area cap).

Notes