$649,000 AMBER
5689 Porpoise Bay Rd, Sechelt
3 bd · 2.0 ba · 1,547 sqft
· 7,467 sqft lot
· built 1957
· 7 DOM · MLS R3150269
Suite potential (per listing)Ocean view
Oil-tank era
Listing: Redfin search · fetched 2026-08-03T07:15
Description
Charming, centrally located home offers the convenience of in-town living with a surprisingly private setting. This home is ready for your ideas and updates, presenting a great opportunity to build equity. The main level offers easy entry with a spacious country kitchen, cozy living room, and 2 bedrooms + 2 bathrooms. The full-height walk-out basement is mostly finished and offers excellent suite potential. Ideal as a mortgage helper or extended living space with 1 bedroom. Small inlet views can be enjoyed from the back, with lane access to the yard adding further convenience. Situated on R4 – Urban Infill zoning, this property offers exciting future potential with options for multi-u
From listing remarks (RE/MAX City Realty)
Rating 46 /100
| Equity | 34.9/40 | +85,438 vs limit (+9.2% of ARV) | |
| Cash flow | 1.0/30 | -755/mo | |
| Suite-arb | 10.6/15 | zone permits a suite; other conditions short | |
| Motivation | 0.0/15 | 7d on market, no cuts — anchored seller |
Offer case
Price can't fix this. rent test — needs 3,708/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 7 days on market — too fresh for a big discount.
- ARV confidence is LOW (thin or unrenovated comps) — the target price below could be off by 10%+ in either direction.
Support score 0.0 — evidence weight that this seller
would entertain the discount. Not a prediction; a checklist with numbers.
The four tests
Equity — PASS
(price + $40,000 reno + PTT+legal closing) <= 85% x ARV
all-in = $649,000 + $40,000 + $13,480 = $702,480
ARV = $926,962 → limit = 85% × ARV = $787,918
margin = $85,438
Rent — FAIL
est. rent >= 0.40% x ARV
est. rent = $3,000/mo (whole house (3bd) $3,000)
floor = 0.4% × ARV $926,962 = $3,708/mo
rents table: Sechelt · as of 2026-08-02
Cash flow — PASS
rent - carrying >= -800/mo (PM-managed, typical rent, at ask)
payment $2,600 (loan $519,200 @ 4.4%/30y)
+ tax $396 (mls) + ins $158 + maint $150 + vac $180 + PM $270
carrying = $3,755/mo · rent $3,000 → cash flow = $-755/mo (floor $-800)
Suite-arb — FAIL
zone permits suite AND sqft >= 1,900 AND no suite language AND $/sqft < community median
zone R-4 suite:yes · sqft 1,547 (min 1,900)
suite language: no · $/sqft 420 vs median 489
Scored 2026-08-03T08:53 · 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 |
|---|---|---|---|---|
| $649,000 | −$485 | −$755 | −$84 | −$395 |
| $616,550 −5.0% | −$355 | −$625 | +$46 | −$265 |
| $593,835 −8.5% | −$264 | −$534 | +$137 | −$174 |
Rents: rents.yaml as of 2026-08-02 · financing from criteria.yaml
Comps & ARV
ARV $926,962 — median $/sqft of 13 size-matched comps x 112% reno uplift (only 2 renovated comps found) · confidence low ($/sqft used: 535)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 5799 Anchor Rd | 0.54 km | 1,656 | ~$517,182 | 312 | 2026-04-20 | |
| 5809 Anchor Rd | 0.58 km | 1,490 | ~$682,224 | 458 | 2026-02-06 | |
| 6114 S Gale Ave | 1.96 km | 1,418 | ~$683,005 | 482 | 2025-11-07 | |
| 6231 Kevins Rd | 2.26 km | 1,349 | ~$721,264 | 535 | 2026-03-05 | |
| 6242 Norwest Bay Rd | 2.41 km | 1,707 | ~$671,000 | 393 | 2025-10-19 | |
| 5641 Nickerson Rd | 2.56 km | 1,487 | ~$805,200 | 541 | 2026-03-06 | ✓ |
| 5621 Nickerson Rd | 2.57 km | 1,884 | ~$760,304 | 404 | 2026-03-23 | |
| 5726 Emily Way | 2.57 km | 1,360 | ~$729,072 | 536 | 2026-03-16 | |
| ~ = final list price used as sale proxy (BC title registration lags ~6-12 mo) | ||||||
Solds from Redfin sold-search + public-records sale prices (belowTheFold)
Price & sale history
Seller basis: $630,000, 2021-07-21 — asking +3.0%
| 2026-08-03 | new | 649000 first seen at $649,000 |
| 2026-07-27 | Listed | $649,000 GVR |
| 2021-07-21 | Sold (Public Records) | $630,000 Public Records |
| 2021-06-09 | Listed | $669,000 GVR |
| 2015-06-23 | Sold (Public Records) | $278,000 Public Records |
| 2004-08-31 | Sold (Public Records) | $229,000 Public Records |
| 2004-05-01 | Listed | $239,900 GVR |
| 1993-07-30 | Sold (Public Records) | $82,750 Public Records |
History: Redfin belowTheFold · fetched 2026-08-03T07:15
· events observed by Coastwatch
Zoning & land
R-4 — Urban Infill Residential suite OK
Sechelt R-4 Urban Infill, one of the post-Bill-44 SSMUH zones. Secondary Suite is a named accessory use, and density is capped by combination rather than lot size: a single-detached dwelling with a secondary suite PLUS two detached accessory dwelling units, or a triplex plus one detached ADU, or a fourplex, or four townhouses, or a four-unit cottage court. FAR 1.5. A detached ADU is capped at 120 m2; a secondary suite has NO floor area cap (s.2.3.1). Confirm servicing capacity. [Bylaw 580 s.1.4.2-1.4.4, s.2.3]
| PID | 009-990-909 |
|---|---|
| Parcel | 5689 PORPOISE 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 | $605,000 |
|---|---|
| Land / improvements | $475,000 / $130,000 (78% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 0.93 |
| BCA folio | 570.00083.000 |
BC Assessment via SCRD parcel layer · fetched 2026-08-03T05:55
Open questions
- Built 1957 — oil-tank era. Ask for a tank scan or decommissioning certificate.