$749,000 GREY
Description
Rating 5 /100
| Equity | 0/40 | -151,340 vs limit (-19.7% of ARV) | |
| Cash flow | 0/30 | -1,254/mo | |
| Suite-arb | 5.0/15 | zone permits a suite; other conditions short | |
| Motivation | 0.0/15 | 21d on market, no cuts — anchored seller |
Offer case
Price can't fix this. rent test — needs 3,074/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 21 days on market — too fresh for a big discount.
- Asking $588/sqft where comparable homes sold at $498/sqft (+18%) — the ask is above the local clearing price.
The four tests
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 |
|---|---|---|---|---|
| $749,000 | −$984 | −$1,254 | −$583 | −$894 |
| $711,550 −5.0% | −$834 | −$1,104 | −$433 | −$744 |
| $685,335 −8.5% | −$729 | −$999 | −$328 | −$639 |
Comps & ARV
ARV $768,400
range $709,476 – $840,159
(about half of comparable sales landed inside this band)
median $/sqft of 11 renovated size-matched sales (11 priced from list × measured sale ratio — ~3y registration lag), blended 70%/30% with assessed × 1.03 (sale/assessed, renovated) · confidence high
($/sqft used: 579)
Cross-check: comps say $737,646, BC Assessment × sale ratio says $840,159 (-12% apart)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 5750 Spindrift St | 4.13 km | 1,176 | ~$556,548 | 473 | 2026-05-10 | ✓ |
| 5808 Anchor Rd | 4.72 km | 1,056 | ~$780,144 | 739 | 2026-02-20 | ✓ |
| 5641 Nickerson Rd | 5.89 km | 1,487 | ~$805,530 | 542 | 2026-03-06 | ✓ |
| 6307 Homestead Ave | 5.93 km | 1,403 | ~$776,238 | 553 | 2026-01-24 | ✓ |
| 6270 Homestead Ave | 5.96 km | 1,284 | ~$756,710 | 589 | 2026-01-21 | ✓ |
| 5726 Emily Way | 6.1 km | 1,360 | ~$729,371 | 536 | 2026-03-16 | ✓ |
| 5592 Curtis Pl | 6.19 km | 1,358 | ~$974,447 | 718 | 2025-11-14 | ✓ |
| 776 Geddes Rd | 9.85 km | 1,460 | ~$877,784 | 601 | 2026-02-19 | ✓ |
| ~ = 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: $820,000, 2021-11-29 — asking -8.7%
| 2026-08-20 | delisted | absent from search results |
| 2026-08-03 | new | 749000 first seen at $749,000 |
| 2026-07-30 | Listed | $749,000 GVR |
| 2021-11-29 | Sold (Public Records) | $820,000 Public Records |
| 2021-10-19 | Listed | $799,000 GVR |
| 2014-02-04 | Sold (Public Records) | $372,000 Public Records |
| 2013-08-30 | Listed | $385,000 GVR |
| 2007-06-20 | Sold (Public Records) | $375,000 Public Records |
| 2007-02-20 | Listed | $375,000 GVR |
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]
| PID | 011-862-831 |
|---|---|
| Parcel | 5078 BAY RD (Sechelt) |
| Wastewater | District of Sechelt sewer service |
| Water | Chapman system |
| Fire protection | Sechelt FPA |
Assessment
| Assessed total | $841,000 |
|---|---|
| Land / improvements | $571,000 / $270,000 (68% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 1.12 asking under assessment |
| BCA folio | 570.03244.038 |
Open questions
None generated.