$765,000 GREY

6365 Homestead Ave, West Sechelt

3 bd · 2.0 ba · 1,639 sqft · 14,810 sqft lot · built 1996 · 7 DOM · MLS R3150262

Ocean viewSeptic / well

Redfin ↗

Listing: Redfin search · fetched 2026-08-03T07:15

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 17 /100

Equity	6.3/40	-58,747 vs limit (-6.6% of ARV)
Cash flow	0/30	-1,311/mo
Suite-arb	11.0/15	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 3,586/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.

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 = $896,533 → limit = 85% × ARV = $762,053 margin = $-58,747

Rent — FAIL

est. rent >= 0.40% x ARV

est. rent = $3,000/mo (whole house (3bd) $3,000) floor = 0.4% × ARV $896,533 = $3,586/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 489

Scored 2026-08-03T08:57 · 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 $896,533 — median $/sqft of 4 renovated sales within 3.0km (4 priced from list x measured sale ratio — registration lag) · confidence medium ($/sqft used: 547)

Sold	Dist	Sqft	Price	$/sqft	Date	Reno
6307 Homestead Ave	0.2 km	1,403	~$775,761	553	2026-01-24	✓
5592 Curtis Pl	0.2 km	1,358	~$973,848	717	2025-11-14	✓
5641 Nickerson Rd	0.26 km	1,487	~$805,035	541	2026-03-06	✓
5750 Spindrift St	2.46 km	1,176	~$556,206	473	2026-05-10	✓
~ = 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: $580,000, 2019-02-22 — asking +31.9%

2026-08-03	new	765000 first seen at $765,000
2026-07-27	Listed	$765,000 GVR
2019-02-22	Sold (Public Records)	$580,000 Public Records
2019-01-11	Listed	$599,000 GVR
1999-05-28	Sold (Public Records)	$152,000 Public Records
1996-10-17	Sold (Public Records)	$148,353 Public Records

History: Redfin belowTheFold · fetched 2026-08-03T07:15 · 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]

PID	018-916-023
Parcel	6365 HOMESTEAD AVE (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	$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 folio	570.06415.120

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.