$759,000 GREY
Description
Rating 21 /100
| Equity | 7.7/40 | -51,789 vs limit (-5.8% of ARV) | |
| Cash flow | 0/30 | -1,318/mo | |
| Suite-arb | 10.9/15 | zone permits a suite; other conditions short | |
| Motivation | 2.2/15 | 5d on market, no cuts — anchored seller, asking 123% of assessed |
Offer case
Price can't fix this. rent test — needs 3,590/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 5 days on market — too fresh for a big discount.
- Asking only 123% of assessed value — a genuine discount to the roll, not the usual 1-2%.
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 |
|---|---|---|---|---|
| $759,000 | −$1,048 | −$1,318 | −$647 | −$958 |
| $721,050 −5.0% | −$896 | −$1,166 | −$495 | −$806 |
| $694,485 −8.5% | −$789 | −$1,059 | −$389 | −$699 |
Comps & ARV
ARV $897,519 — median $/sqft of 3 renovated sales within 3.0km (3 priced from list x measured sale ratio — registration lag) · confidence medium ($/sqft used: 553)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 6307 Homestead Ave | 0.52 km | 1,403 | ~$775,920 | 553 | 2026-01-24 | ✓ |
| 5592 Curtis Pl | 0.54 km | 1,358 | ~$974,048 | 717 | 2025-11-14 | ✓ |
| 5641 Nickerson Rd | 0.55 km | 1,487 | ~$805,200 | 541 | 2026-03-06 | ✓ |
| ~ = final list price used as sale proxy (BC title registration lags ~6-12 mo) | ||||||
Price & sale history
Seller basis: $265,123, 2004-06-29 — asking +186.3%
| 2026-08-03 | new | 759000 first seen at $759,000 |
| 2026-07-29 | Listed | $759,000 GVR |
| 2004-06-29 | Sold (Public Records) | $265,123 Public Records |
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 | 025-642-782 |
|---|---|
| Parcel | 6317 SAMRON RD (Sechelt) |
| Wastewater | District of Sechelt sewer service |
| Water | Chapman system |
| Fire protection | Sechelt FPA |
Assessment
| Assessed total | $931,000 |
|---|---|
| Land / improvements | $565,000 / $366,000 (61% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 1.23 asking under assessment |
| BCA folio | 570.06401.621 |
Open questions
None generated.