$799,000 GREY SUITE-ARB
Description
Rating 19 /100
| Equity | 0/40 | -144,171 vs limit (-17.2% of ARV) | |
| Cash flow | 0/30 | -1,512/mo | |
| Suite-arb | 15.0/15 | add-a-suite opportunity, unpriced | |
| Motivation | 3.8/15 | 22d on market, 2 cut(s) |
Offer case
Price can't fix this. rent test — needs 3,347/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 22 days on market — too fresh for a big discount.
- 2 price cut(s) already — the seller has shown they will move.
- Already asking below the $495/sqft local sold level — little room to push.
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 |
|---|---|---|---|---|
| $799,000 | −$1,242 | −$1,512 | −$842 | −$1,152 |
| $759,050 −5.0% | −$1,082 | −$1,352 | −$681 | −$992 |
| $731,085 −8.5% | −$970 | −$1,240 | −$569 | −$880 |
Comps & ARV
ARV $836,834
range $746,644 – $1,082,601
(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: 433)
Cross-check: comps say $842,185, BC Assessment × sale ratio says $824,348 (+2% apart)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 5656 Cook Pl | 0.16 km | 2,330 | ~$876,807 | 376 | 2026-05-19 | ✓ |
| 6307 Homestead Ave | 0.3 km | 1,403 | ~$776,238 | 553 | 2026-01-24 | ✓ |
| 5641 Nickerson Rd | 0.37 km | 1,487 | ~$805,530 | 542 | 2026-03-06 | ✓ |
| 6355 Baillie Rd | 0.68 km | 2,288 | ~$1,220,500 | 533 | 2026-01-22 | ✓ |
| 6242 Norwest Bay Rd | 0.76 km | 1,707 | ~$671,275 | 393 | 2025-10-19 | ✓ |
| 5833 Heron Pl | 2.09 km | 1,915 | ~$829,842 | 433 | 2025-11-10 | ✓ |
| 4967 Laurel Ave | 5.49 km | 2,039 | ~$820,078 | 402 | 2026-02-23 | ✓ |
| 4598 Whitaker Rd | 6.53 km | 1,707 | ~$712,772 | 418 | 2026-02-03 | ✓ |
| ~ = 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: $635,000, 2018-07-31 — asking +25.8%
| 2026-09-11 | relist | time-on-market reset — relisted |
| 2026-09-11 | price_cut | 820000 → 799000 -2.6% |
| 2026-08-14 | relist | time-on-market reset — relisted |
| 2026-08-14 | price_cut | 839000 → 820000 -2.3% |
| 2026-08-03 | new | 839000 first seen at $839,000 |
| 2026-09-10 | Listed | $799,000 GVR |
| 2018-07-31 | Sold (Public Records) | $635,000 Public Records |
| 2018-02-28 | Listed | $659,000 GVR |
Zoning & land
R-2 — Low Density Residential suite OK
Areas B/D/E/F: single-unit dwelling zone, so a suite is permitted (watch the wastewater service area carve-out), plus an auxiliary dwelling unit over 2000 m2 and an additional single-unit or two-unit dwelling over 3500 m2. Area A: over 2000 m2 gets a duplex second unit OR one auxiliary dwelling unit, over 4000 m2 a second single-unit dwelling; max 2 units. Sechelt R-2: secondary suite plus SSMUH — up to 4 units where BOTH community water and sanitary sewer are present, otherwise 900 m2 for a detached accessory dwelling unit. [Bylaw 722.9 s.7.2.2, s.5.24; Bylaw 337 s.611.1-611.2; Bylaw 580 s.1.2.2-1.2.5]
| PID | 018-915-965 |
|---|---|
| Parcel | 5616 EMERSON RD (Sechelt) |
| Wastewater | District of Sechelt sewer service |
| Water | Chapman system |
| Fire protection | Sechelt FPA |
Assessment
| Assessed total | $826,000 |
|---|---|
| Land / improvements | $523,000 / $303,000 (63% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 1.03 asking under assessment |
| BCA folio | 570.06415.114 |
Open questions
- Confirm suite legality with the planning department — zone says yes, verify parcel specifics (parking, servicing, floor-area cap).