$747,000 GREY
Description
Rating 23 /100
| Equity | 10.2/40 | -39,446 vs limit (-4.4% of ARV) | |
| Cash flow | 1.0/30 | -754/mo | |
| Suite-arb | 11.9/15 | zone permits a suite; other conditions short | |
| Motivation | 0.0/15 | 8d on market, no cuts — anchored seller |
Offer case
Price can't fix this. rent test — needs 3,591/mo vs 3,500 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 8 days on market — too fresh for a big discount.
- Already asking below the $545/sqft local sold level — little room to push.
The four tests
Cash-flow scenarios $/mo · hover a cell for carrying cost
| Price | $3,500 typical self-managed |
$3,500 typical PM |
$4,000 high self-managed |
$4,000 high PM |
|---|---|---|---|---|
| $747,000 | −$439 | −$754 | +$6 | −$354 |
| $709,650 −5.0% | −$289 | −$604 | +$156 | −$204 |
| $683,505 −8.5% | −$185 | −$500 | +$260 | −$100 |
Comps & ARV
ARV $897,640
range $695,369 – $1,015,990
(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: 493)
Cross-check: comps say $920,924, BC Assessment × sale ratio says $843,310 (+9% apart)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 565 Wildwood Cres | 0.97 km | 2,221 | ~$1,170,704 | 527 | 2026-01-08 | ✓ |
| 962 Cemetery Rd | 1.01 km | 1,916 | ~$1,049,630 | 548 | 2025-11-28 | ✓ |
| 561 Spyglass Pl | 1.02 km | 1,962 | ~$1,170,704 | 597 | 2025-11-13 | ✓ |
| 522 Eaglecrest Dr | 1.21 km | 2,375 | ~$1,171,679 | 493 | 2026-01-09 | ✓ |
| 617 Gower Point Rd | 2.0 km | 2,003 | ~$799,672 | 399 | 2026-01-16 | ✓ |
| 107 Mahan Rd | 2.99 km | 2,423 | ~$1,932,296 | 797 | 2026-02-17 | ✓ |
| 143 Pratt Rd | 3.0 km | 2,223 | ~$795,766 | 358 | 2025-11-05 | ✓ |
| 1453 Davidson Rd | 3.31 km | 2,016 | ~$844,586 | 419 | 2026-01-02 | ✓ |
| ~ = 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: $420,000, 2016-05-09 — asking +77.9%
| 2026-09-25 | new | 747000 first seen at $747,000 |
| 2026-09-24 | Listed | $747,000 GVR |
| 2016-05-09 | Sold (Public Records) | $420,000 Public Records |
| 2016-03-14 | Listed | $425,000 GVR |
| 2005-04-01 | Listed | $279,900 GVR |
Zoning & land
RL-1 — RL-1 - Low-Density Residential Zone suite OK
Gibsons Low-Density Residential. Far stronger than a suite: THREE dwelling units on lots up to 280 m2 and FOUR on anything larger, max four units per building, 325 m2 GFA cap for a standalone dwelling. Rear building height of 6.5 m within 7.5 m of the rear lot line is what makes suites-above-garages and laneway homes work where there is a lane. Minimum lot area 280 m2. [gibsons.ca Bylaw 1342 s.2.2.1]
- Aquifer Protection DPA: Aquifer Protection Sub Area 3 — Aquifer protection DPA: septic siting and well drilling are constrained.
| PID | 007-299-214 |
|---|---|
| Parcel | 817 MOUNTAINVIEW DR (Gibsons) |
| Wastewater | Town of Gibsons sewer service |
| Water | Gibsons Zone 3 - Gibsons Aquifer system |
| Fire protection | Gibsons/West Howe Sound FPA |
Assessment
| Assessed total | $845,000 |
|---|---|
| Land / improvements | $550,000 / $295,000 (65% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 1.13 asking under assessment |
| BCA folio | 524.00874.144 |
Open questions
- Built 1975 — oil-tank era. Ask for a tank scan or decommissioning certificate.
- Aquifer Protection DPA: Aquifer Protection Sub Area 3: Aquifer protection DPA: septic siting and well drilling are constrained.