$799,000 GREY SUITE-ARB
6950 Porpoise Dr, Sandy Hook
4 bd · 1.5 ba · 1,984 sqft
· 8,485 sqft lot
· built 1983
· 3 DOM · MLS R3151789
Ocean view
Oil-tank era
Listing: Redfin search · fetched 2026-08-03T07:15
Description
Rarely does a home in this price range offer panoramic Sechelt Inlet views, peaceful surroundings and the relaxed coastal lifestyle that make Sandy Hook one of the Sunshine Coast's most cherished communities. Lovingly maintained, this 4-bedroom, 2-bathroom home offers comfortable main-floor living, with a largely unfinished lower level ready to make your own. Create additional living space, a studio or generous storage. Large windows fill the home with natural light, while the covered deck captures sweeping inlet and mountain views. Quiet streets, friendly neighbours, nearby hiking trails, kayaking, swimming and easy access to downtown Sechelt complete this exceptional lifestyle. Seller wil
From listing remarks (RE/MAX City Realty)
Rating 17 /100 · incomplete data — ceiling 29
| Equity | 0/40 | no ARV — unscored | |
| Cash flow | 0/30 | -1,050/mo | |
| Suite-arb | 15.0/15 | add-a-suite opportunity, unpriced | |
| Motivation | 2.2/15 | 3d on market, no cuts — anchored seller, asking 120% of assessed |
Offer case
Price can't fix this. no ARV or rent estimate — cannot solve
EVIDENCE
- Coast-wide, homes sell at 97.6% of list — a 2.4% discount is simply normal here.
- Only 3 days on market — too fresh for a big discount.
- Asking only 120% of assessed value — a genuine discount to the roll, not the usual 1-2%.
Support score 0.0 — evidence weight that this seller
would entertain the discount. Not a prediction; a checklist with numbers.
The four tests
Equity — UNKNOWN
(price + $40,000 reno + PTT+legal closing) <= 85% x ARV
all-in = $799,000 + $40,000 + $16,480 = $855,480
ARV = — → limit = 85% × ARV = —
margin = —
Rent — UNKNOWN
est. rent >= 0.40% x ARV
est. rent = $3,400/mo (whole house (4bd) $3,400)
floor = 0.4% × ARV — = —/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 $411 (mls) + ins $158 + maint $170 + vac $204 + PM $306
carrying = $4,450/mo · rent $3,400 → cash flow = $-1,050/mo (floor $-800)
Suite-arb — PASS
zone permits suite AND sqft >= 1,900 AND no suite language AND $/sqft < community median
zone R-1 suite:yes · sqft 1,984 (min 1,900)
suite language: no · $/sqft 403 vs median 489
Scored 2026-08-03T08:50 · thresholds from criteria.yaml
Cash-flow scenarios $/mo · hover a cell for carrying cost
| Price | $3,400 typical self-managed |
$3,400 typical PM |
$3,900 high self-managed |
$3,900 high PM |
|---|---|---|---|---|
| $799,000 | −$744 | −$1,050 | −$299 | −$650 |
| $759,050 −5.0% | −$584 | −$890 | −$139 | −$490 |
| $731,085 −8.5% | −$472 | −$778 | −$27 | −$378 |
Rents: rents.yaml as of 2026-08-02 · financing from criteria.yaml
Comps & ARV
No ARV yet — 3 comps within 3.0km but only 1 within ±30% of 1,984 sqft — no ARV rather than a bad one. (3 solds nearby; comps backfill runs nightly.)
Solds from Redfin sold-search + public-records sale prices (belowTheFold)
Price & sale history
Seller basis: $310,000, 2004-08-17 — asking +157.7%
| 2026-08-03 | new | 799000 first seen at $799,000 |
| 2026-07-31 | Listed | $799,000 GVR |
| 2004-08-17 | Sold (Public Records) | $310,000 Public Records |
| 2004-06-21 | Listed | $319,900 GVR |
| 1981-06-15 | Sold (Public Records) | $36,000 Public Records |
History: Redfin belowTheFold · fetched 2026-08-03T07:15
· events observed by Coastwatch
Zoning & land
R-1 — Large Lot, Low Density Residential suite OK
Single-unit dwelling zone in all three bylaws, but the suite path differs. Areas B/D/E/F: suite permitted on any parcel EXCEPT inside an SCRD wastewater service area — check that first, it is the one thing that kills it outright. Also an auxiliary dwelling unit over 2000 m2 and a second single-unit dwelling over 3500 m2. Area A: no general suite right at all; an auxiliary dwelling unit needs over 2000 m2, a second dwelling needs 4000 m2. Sechelt R-1: secondary suite is a listed accessory use, plus a detached accessory dwelling unit at 2000 m2 and up (unsewered large-lot zone). [Bylaw 722.9 s.5.1.1(h), s.5.24.1, s.7.1.2; Bylaw 337 s.601.1; Bylaw 580 s.1.1.2-1.1.3]
- Rocky Beach Front, Escarpments and Slope Hazards — 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.
- 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.
| PID | 028-751-957 |
|---|---|
| Parcel | 6954 PORPOISE DR (Sechelt) |
| Wastewater | District of Sechelt sewer service |
| Water | Chapman system |
| Fire protection | Sechelt FPA |
District of Sechelt Zoning Bylaw 580 (gis.sechelt.ca) · fetched 2026-08-03T05:42 · meanings from zoning_rules.yaml (verify before relying)
Assessment
| Assessed total | $960,000 |
|---|---|
| Land / improvements | $679,000 / $281,000 (71% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 1.2 asking under assessment |
| BCA folio | 570.06738.176 |
BC Assessment via SCRD parcel layer · fetched 2026-08-03T05:55
Open questions
- Confirm suite legality with the planning department — zone says yes, verify parcel specifics (parking, servicing, floor-area cap).
- Built 1983 — oil-tank era. Ask for a tank scan or decommissioning certificate.
- Rocky Beach Front, Escarpments and Slope Hazards: 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.
- 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.