$664,900 AMBER

5670 Trident Ave, Sechelt

3 bd · 2.0 ba · 1,937 sqft · 15,550 sqft lot · 1 DOM · MLS R3171905

Has suite

Redfin ↗

Listing: Redfin search · fetched 2026-10-03T07:15

Description

Rare . 37-acre East Sechelt Village property with R4 zoning and an exceptional level of updating. Extensively renovated over the past 20 years with a focus on quality, energy efficiency  &  comfort. Features include a new 200-amp electrical service, completely permitted wiring, energy-efficient windows, R20 wall insulation and heat pump. The beautiful new kitchen offers quartz counters and quality appliances, while the spa-like bathroom features heated floors extending into the shower! A self-contained 1-bedroom suite with its own fireplace provides excellent flexibility for guests, family or rental income. Outside, enjoy gorgeous established gardens, a large private backyard and plenty

From listing remarks (RE/MAX Oceanview Realty)

Rating 57 /100

Equity	20.5/40	+10,824 vs limit (+1.3% of ARV)
Cash flow	28.5/30	+532/mo
Suite-arb	8.2/15	suite exists — value already in the rent
Motivation	0.0/15	1d on market, no cuts — anchored seller

Offer case

GREEN at $495,000 — that's $169,900 (25.6%) below the $664,900 ask. Long shot

That discount is 10.9× what this market normally concedes.

EVIDENCE

Coast-wide, homes sell at 97.7% of list — a 2.3% discount is simply normal here.
Only 1 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 = $664,900 + $40,000 + $13,798 = $718,698 ARV = $858,261 → limit = 85% × ARV = $729,522 margin = $10,824 · at band low ($641,714): $-173,241 — GREEN needs this ≥ 0

Rent — PASS

est. rent >= 0.40% x ARV

est. rent = $4,760/mo (main dwelling (2bd) $2,460 + suite (suite_2bed) $2,300) floor = 0.4% × ARV $858,261 = $3,433/mo rents table: Sechelt · as of 2026-08-02

Cash flow — PASS

rent - carrying >= -800/mo (PM-managed, typical rent, at ask)

payment $2,664 (loan $531,920 @ 4.4%/30y) + tax $454 (mls) + ins $158 + maint $238 + vac $286 + PM $428 carrying = $4,228/mo · rent $4,760 → cash flow = $532/mo (floor $-800)

Suite-arb — N/A — SUITE ALREADY EXISTS

Arb = adding a suite the price doesn't reflect. This one has its suite — the income is already counted in the Rent and Cash-flow tests instead.

zone permits suite AND sqft >= 1,900 AND no suite language AND $/sqft < community median

zone R-4 suite:yes · sqft 1,937 (min 1,900) suite language: yes · $/sqft 343 vs median 472

Scored 2026-10-03T07:17 · thresholds from criteria.yaml

Cash-flow scenarios $/mo · hover a cell for carrying cost

Price	$4,760 typical self-managed	$4,760 typical PM	$5,379 high self-managed	$5,379 high PM
$664,900	+$961	+$532	+$1,512	+$1,027
$631,655 −5.0%	+$1,094	+$665	+$1,645	+$1,161
$608,384 −8.5%	+$1,187	+$759	+$1,738	+$1,254

Rents: rents.yaml as of 2026-08-02 · financing from criteria.yaml

Comps & ARV

ARV $858,261 range $641,714 – $962,266 (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: 491)

Cross-check: comps say $951,067, BC Assessment × sale ratio says $641,714 (+48% apart — disagreement this large triples comp error historically)

Sold	Dist	Sqft	Price	$/sqft	Date	Reno
5833 Heron Pl	1.31 km	1,915	~$829,927	433	2025-11-10	✓
6355 Baillie Rd	2.38 km	2,288	~$1,220,625	533	2026-01-22	✓
6242 Norwest Bay Rd	2.52 km	1,707	~$671,344	393	2025-10-19	✓
5641 Nickerson Rd	2.69 km	1,487	~$805,612	542	2026-03-06	✓
5726 Emily Way	2.73 km	1,360	~$729,446	536	2026-03-16	✓
6307 Homestead Ave	2.75 km	1,403	~$776,318	553	2026-01-24	✓
5656 Cook Pl	2.98 km	2,330	~$876,897	376	2026-05-19	✓
5592 Curtis Pl	3.14 km	1,358	~$974,547	718	2025-11-14	✓
~ = 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: $255,000, 2006-07-14 — asking +160.7%

2026-10-03	new	664900 first seen at $664,900
2026-10-02	Listed	$664,900 GVR
2006-07-14	Sold (Public Records)	$255,000 Public Records
2006-04-22	Listed	$259,000 GVR
1997-04-01	Sold (Public Records)	$130,000 Public Records

History: Redfin belowTheFold · fetched 2026-10-03T07:15 · events observed by Coastwatch

Zoning & land

R-4 — Urban Infill Residential suite OK

Sechelt R-4 Urban Infill, one of the post-Bill-44 SSMUH zones. Secondary Suite is a named accessory use, and density is capped by combination rather than lot size: a single-detached dwelling with a secondary suite PLUS two detached accessory dwelling units, or a triplex plus one detached ADU, or a fourplex, or four townhouses, or a four-unit cottage court. FAR 1.5. A detached ADU is capped at 120 m2; a secondary suite has NO floor area cap (s.2.3.1). Confirm servicing capacity. [Bylaw 580 s.1.4.2-1.4.4, s.2.3]

PID	003-583-236
Parcel	5670 TRIDENT AVE (Sechelt)
Wastewater	District of Sechelt sewer service
Water	Chapman system
Fire protection	Sechelt FPA

District of Sechelt Zoning Bylaw 580 (gis.sechelt.ca) · fetched 2026-10-03T07:17 · meanings from zoning_rules.yaml (verify before relying)

Assessment

Assessed total	$643,000
Land / improvements	$517,000 / $126,000 (80% land — the higher, the more the value is in the dirt)
Assessed / ask	0.97
BCA folio	570.00065.000

BC Assessment via SCRD parcel layer · fetched 2026-10-03T07:17

Open questions

Is the suite authorized? Ask for permits and final inspection sign-off.