$799,000 GREY

3367 Richards Rd, Roberts Creek
3 bd · 1.0 ba · 1,200 sqft · 10,454 sqft lot · built 1976 · 61 DOM · MLS R3150491
Oil-tank era
Redfin ↗
Listing: Redfin search · fetched 2026-09-27T19:15

Description

Welcome to easy living in the heart of Roberts Creek. Set on a beautifully landscaped 1/4 acre property, this charming 3-bed rancher offers just under 1,200 sqft of bright, comfortable living space. The home sits on a quiet no through street, has a freshly painted exterior, new gutters and a 4-year-old roof. The kitchen and dining area flow effortlessly onto a spacious deck which overlooks the privately fenced backyard that's perfect for entertaining, gardening, or simply enjoying the peaceful, park-like setting. The home also offers excellent flexibility for future updates. Whether you're starting out, downsizing, or searching for the perfect weekend retreat, this home checks all the boxes
From listing remarks (Royal LePage Sussex)

Rating 10 /100

Equity
0/40 -242,540 vs limit (-33.6% of ARV)
Cash flow
0/30 -1,120/mo
Suite-arb
4.7/15 zone permits a suite; other conditions short
Motivation
5.6/15 67d on market, 1 cut(s)

Offer case

GREEN at $504,000 — that's $295,000 (36.9%) below the $799,000 ask. Long shot

That discount is 15.6× what this market normally concedes.

EVIDENCE

  • Coast-wide, homes sell at 97.6% of list — a 2.4% discount is simply normal here.
  • 67 days on market vs a 60-day median.
  • 1 price cut(s) already — the seller has shown they will move.
  • Already asking below the $732/sqft local sold level — little room to push.
Support score 0.35 — evidence weight that this seller would entertain the discount. Not a prediction; a checklist with numbers.

The four tests

Equity — FAIL
(price + $40,000 reno + PTT+legal closing) <= 85% x ARV
all-in = $799,000 + $40,000 + $16,480 = $855,480 ARV = $721,106 → limit = 85% × ARV = $612,940 margin = $-242,540 · at band low ($653,102): $-300,343 — GREEN needs this ≥ 0
Rent — PASS
est. rent >= 0.40% x ARV
est. rent = $3,200/mo (whole house (3bd) $3,200) floor = 0.4% × ARV $721,106 = $2,884/mo rents table: Roberts Creek · 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 $321 (mls) + ins $158 + maint $160 + vac $192 + PM $288 carrying = $4,320/mo · rent $3,200 → cash flow = $-1,120/mo (floor $-800)
Suite-arb — FAIL
zone permits suite AND sqft >= 1,900 AND no suite language AND $/sqft < community median
zone R2 suite:yes · sqft 1,200 (min 1,900) suite language: no · $/sqft 666 vs median 666
Scored 2026-10-02T05:55 · thresholds from criteria.yaml

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

Price $3,200 typical
self-managed		 $3,200 typical
PM		 $3,600 high
self-managed		 $3,600 high
PM
$799,000 −$832 −$1,120 −$476 −$800
$759,050 −5.0% −$672 −$960 −$316 −$640
$731,085 −8.5% −$560 −$848 −$204 −$528
Rents: rents.yaml as of 2026-08-02 · financing from criteria.yaml

Comps & ARV

ARV $721,106 range $653,102 – $891,838 (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: 589)

Cross-check: comps say $706,800, BC Assessment × sale ratio says $754,488 (-6% apart)

SoldDistSqftPrice$/sqftDateReno
776 Geddes Rd 4.56 km1,460 ~$877,784 6012026-02-19✓
4657 Whitaker Rd 5.28 km1,104 ~$781,022 7072025-10-08✓
5750 Spindrift St 9.18 km1,176 ~$556,548 4732026-05-10✓
5808 Anchor Rd 9.71 km1,056 ~$780,144 7392026-02-20✓
5641 Nickerson Rd 11.14 km1,487 ~$805,530 5422026-03-06✓
6307 Homestead Ave 11.18 km1,403 ~$776,238 5532026-01-24✓
6270 Homestead Ave 11.2 km1,284 ~$756,710 5892026-01-21✓
5636 Cascade Cres 11.26 km1,284 ~$721,364 5622026-07-18✓
~ = 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: $319,000, 2015-07-14 — asking +150.5%

2026-08-21price_cut 825000 → 799000 -3.2%
2026-08-03new 825000 first seen at $825,000
2026-08-21Price Changed $799,000 GVR
2026-07-27Listed $825,000 GVR
2015-07-14Sold (Public Records) $319,000 Public Records
2015-02-02Listed $329,000 GVR
2007-11-22Sold (Public Records) $350,000 Public Records
2007-09-26Listed $355,000 GVR
2004-09-24Sold (Public Records) $239,900 Public Records
2004-08-29Listed $239,900 GVR
History: Redfin belowTheFold · fetched 2026-09-27T19:45 · events observed by Coastwatch

Zoning & land

R2 — Residential Two 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]

PID007-655-304
Parcel3367 RICHARDS RD (SCRD)
Wastewaternone mapped — septic likely (no suite carve-out)
WaterChapman system
Fire protectionRoberts Creek FPA
Bylawhttps://www.scrd.ca/zoning-bylaws/
SCRD Planning_ZoningLanduse · fetched 2026-08-21T19:16 · meanings from zoning_rules.yaml (verify before relying)

Assessment

Assessed total$756,000
Land / improvements $566,000 / $190,000 (75% land — the higher, the more the value is in the dirt)
Assessed / ask 0.95
BCA folio746.05700.125
BC Assessment via SCRD parcel layer · fetched 2026-08-21T19:16

Open questions

  • Built 1976 — oil-tank era. Ask for a tank scan or decommissioning certificate.
  • 61 days on market — ask the listing agent why it hasn't moved.

Notes