$749,000 GREY

5078 Bay Rd, Selma Park

3 bd · 2.0 ba · 1,274 sqft · 11,539 sqft lot · built 1993 · 4 DOM · MLS R3151282

Redfin ↗

Listing: Redfin search · fetched 2026-08-03T07:15

Description

This 3-bedroom, 2-bathroom rancher offers the perfect blend of comfort and coastal charm. Nestled in a peaceful, sought-after neighborhood in Davis Bay, this home features an inviting living space, a bright and airy kitchen, and a spacious primary bedroom with an ensuite. Step outside to your private backyard or take a stroll to the iconic Davis Bay Beach and seawall which is just a short walk away. With its convenient one-level layout, close proximity to local shops, restaurants and the beach, this property offers an exceptional lifestyle in an unbeatable location.

From listing remarks (RE/MAX City Realty)

Rating 5 /100 · incomplete data — ceiling 8

Equity	0/40	no ARV — unscored
Cash flow	0/30	-1,254/mo
Suite-arb	5.0/15	zone permits a suite; other conditions short
Motivation	0.0/15	4d on market, no cuts — anchored seller

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 4 days on market — too fresh for a big discount.

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 = $749,000 + $40,000 + $15,480 = $804,480 ARV = — → limit = 85% × ARV = — margin = —

Rent — UNKNOWN

est. rent >= 0.40% x ARV

est. rent = $3,000/mo (whole house (3bd) $3,000) 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 $3,001 (loan $599,200 @ 4.4%/30y) + tax $495 (mls) + ins $158 + maint $150 + vac $180 + PM $270 carrying = $4,254/mo · rent $3,000 → cash flow = $-1,254/mo (floor $-800)

Suite-arb — FAIL

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

zone R-1 suite:yes · sqft 1,274 (min 1,900) suite language: no · $/sqft 588 vs median 489

Scored 2026-08-03T08:50 · 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
$749,000	−$984	−$1,254	−$583	−$894
$711,550 −5.0%	−$834	−$1,104	−$433	−$744
$685,335 −8.5%	−$729	−$999	−$328	−$639

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

Comps & ARV

No ARV yet — 4 comps within 3.0km but only 1 within ±30% of 1,274 sqft — no ARV rather than a bad one. (4 solds nearby; comps backfill runs nightly.)

Solds from Redfin sold-search + public-records sale prices (belowTheFold)

Price & sale history

Seller basis: $820,000, 2021-11-29 — asking -8.7%

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

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]

PID	011-862-831
Parcel	5078 BAY RD (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	$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

BC Assessment via SCRD parcel layer · fetched 2026-08-03T05:55

Open questions

None generated.