$765,000 GREY

6365 Homestead Ave, West Sechelt
3 bd · 2.0 ba · 1,639 sqft · 14,810 sqft lot · built 1996 · 46 DOM · MLS R3150262
Ocean viewSeptic / well
Redfin ↗
Listing: Redfin search · fetched 2026-09-12T07:15

Description

Well-maintained rancher in desirable West Sechelt with partial ocean views & a sunny south-facing yard. This bright, spacious rancher offers a functional layout with generous living areas & easy access to a private patio. Extensively updated since 2019 with over $40K in improvements, including new flooring, paint, interior doors, bathroom updates, & a refreshed kitchen with new counters, backsplash, fridge, sink, & hardware. Additional features include central vac, fruit trees, a fenced yard, shed, hot tub & a beautiful rock retaining wall. Enjoy 3 bdrms, including a large primary with an ensuite and walk-in closet, 2 bthrms, & double garage with mudroom/lau
From listing remarks (RE/MAX City Realty)

Rating 11 /100

Equity
0/40 -151,432 vs limit (-19.2% of ARV)
Cash flow
0/30 -1,311/mo
Suite-arb
11.0/15 zone permits a suite; other conditions short
Motivation
0.4/15 47d on market, no cuts — anchored seller

Offer case

Price can't fix this. rent test — needs 3,150/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 97.7% of list — a 2.3% discount is simply normal here.
  • Already asking below the $503/sqft local sold level — little room to push.
Support score 0.0 — 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 = $765,000 + $40,000 + $15,800 = $820,800 ARV = $787,492 → limit = 85% × ARV = $669,368 margin = $-151,432 · at band low ($677,244): $-245,143 — GREEN needs this ≥ 0
Rent — FAIL
est. rent >= 0.40% x ARV
est. rent = $3,000/mo (whole house (3bd) $3,000) floor = 0.4% × ARV $787,492 = $3,150/mo rents table: Sechelt · as of 2026-08-02
Cash flow — FAIL
rent - carrying >= -800/mo (PM-managed, typical rent, at ask)
payment $3,065 (loan $612,000 @ 4.4%/30y) + tax $488 (mls) + ins $158 + maint $150 + vac $180 + PM $270 carrying = $4,311/mo · rent $3,000 → cash flow = $-1,311/mo (floor $-800)
Suite-arb — FAIL
zone permits suite AND sqft >= 1,900 AND no suite language AND $/sqft < community median
zone R-2 suite:yes · sqft 1,639 (min 1,900) suite language: no · $/sqft 467 vs median 495
Scored 2026-09-12T00:55 · 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
$765,000 −$1,041 −$1,311 −$641 −$951
$726,750 −5.0% −$888 −$1,158 −$487 −$798
$699,975 −8.5% −$781 −$1,051 −$380 −$691
Rents: rents.yaml as of 2026-08-02 · financing from criteria.yaml

Comps & ARV

ARV $787,492 range $677,244 – $938,359 (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: 475)

Cross-check: comps say $778,525, BC Assessment × sale ratio says $808,416 (-4% apart)

SoldDistSqftPrice$/sqftDateReno
6307 Homestead Ave 0.2 km1,403 ~$776,397 5532026-01-24✓
5592 Curtis Pl 0.2 km1,358 ~$974,647 7182025-11-14✓
5641 Nickerson Rd 0.26 km1,487 ~$805,695 5422026-03-06✓
6270 Homestead Ave 0.28 km1,284 ~$756,865 5892026-01-21✓
5726 Emily Way 0.47 km1,360 ~$729,520 5362026-03-16✓
6242 Norwest Bay Rd 0.68 km1,707 ~$671,412 3932025-10-19✓
5833 Heron Pl 1.99 km1,915 ~$830,012 4332025-11-10✓
5750 Spindrift St 2.46 km1,176 ~$556,662 4732026-05-10✓
~ = 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: $580,000, 2019-02-22 — asking +31.9%

2026-09-12delisted absent from search results
2026-08-03new 765000 first seen at $765,000
2026-07-27Listed $765,000 GVR
2019-02-22Sold (Public Records) $580,000 Public Records
2019-01-11Listed $599,000 GVR
1999-05-28Sold (Public Records) $152,000 Public Records
1996-10-17Sold (Public Records) $148,353 Public Records
History: Redfin belowTheFold · fetched 2026-09-11T19:16 · events observed by Coastwatch

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]

PID018-916-023
Parcel6365 HOMESTEAD AVE (Sechelt)
WastewaterDistrict of Sechelt sewer service
WaterChapman system
Fire protectionSechelt 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$802,000
Land / improvements $522,000 / $280,000 (65% land — the higher, the more the value is in the dirt)
Assessed / ask 1.05 asking under assessment
BCA folio570.06415.120
BC Assessment via SCRD parcel layer · fetched 2026-08-03T05:55

Open questions

  • Septic/well: age, last pump-out, and any permits on file? Get the well log and water potability test.
  • 46 days on market — ask the listing agent why it hasn't moved.

Notes