$799,000 GREY SUITE-ARB
Description
Rating 38 /100
| Equity | 21.8/40 | +20,493 vs limit (+2.0% of ARV) | |
| Cash flow | 0/30 | -1,486/mo | |
| Suite-arb | 15.0/15 | add-a-suite opportunity, unpriced | |
| Motivation | 1.0/15 | 51d on market, no cuts — anchored seller |
Offer case
Price can't fix this. rent test — needs 4,122/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 $499/sqft local sold level — little room to push.
- ARV confidence is LOW (thin or unrenovated comps) — the target price below could be off by 10%+ in either direction.
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 |
|---|---|---|---|---|
| $799,000 | −$1,216 | −$1,486 | −$816 | −$1,126 |
| $759,050 −5.0% | −$1,056 | −$1,326 | −$656 | −$966 |
| $731,085 −8.5% | −$944 | −$1,214 | −$544 | −$854 |
Comps & ARV
ARV $1,030,557
range $844,914 – $1,294,958
(about half of comparable sales landed inside this band)
median $/sqft of 12 renovated size-matched sales (12 priced from list × measured sale ratio — ~3y registration lag), blended 70%/30% with assessed × 1.03 (sale/assessed, renovated) · confidence low
($/sqft used: 433)
Cross-check: comps say $1,108,480, BC Assessment × sale ratio says $848,736 (+31% apart — disagreement this large triples comp error historically)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 5833 Heron Pl | 0.19 km | 1,915 | ~$829,927 | 433 | 2025-11-10 | ✓ |
| 6355 Baillie Rd | 1.44 km | 2,288 | ~$1,220,625 | 533 | 2026-01-22 | ✓ |
| 5656 Cook Pl | 1.99 km | 2,330 | ~$876,897 | 376 | 2026-05-19 | ✓ |
| 4967 Laurel Ave | 4.35 km | 2,039 | ~$820,162 | 402 | 2026-02-23 | ✓ |
| 7462 Redrooffs Rd | 6.45 km | 2,851 | ~$829,048 | 291 | 2025-10-23 | ✓ |
| 8362 Redrooffs Rd | 9.67 km | 2,140 | ~$1,049,738 | 491 | 2026-02-09 | ✓ |
| 5549 Sans Souci Rd | 14.54 km | 2,205 | ~$809,518 | 367 | 2026-04-03 | ✓ |
| 962 Cemetery Rd | 19.13 km | 1,916 | ~$1,049,738 | 548 | 2025-11-28 | ✓ |
| ~ = 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) | ||||||
Price & sale history
Seller basis: $390,252, 2016-04-22 — asking +104.7%
| 2026-09-18 | delisted | absent from search results |
| 2026-08-03 | new | 799000 first seen at $799,000 |
| 2026-07-29 | Listed | $799,000 GVR |
| 2016-04-22 | Sold (Public Records) | $390,252 Public Records |
| 2016-03-13 | Listed | $425,000 GVR |
| 2007-07-20 | Listed | $419,000 GVR |
| 2006-05-15 | Sold (Public Records) | $104,000 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]
- Slope greater than 20% to 30% — Steep-slope DPA: a geotechnical engineer's report is required for foundation work. This is the one that most often kills a lower-level suite excavation.
| PID | 007-106-041 |
|---|---|
| Parcel | 5839 TRAIL AVE (Sechelt) |
| Wastewater | District of Sechelt sewer service |
| Water | Chapman system |
| Fire protection | Sechelt FPA |
Assessment
| Assessed total | $842,000 |
|---|---|
| Land / improvements | $452,000 / $390,000 (54% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 1.05 asking under assessment |
| BCA folio | 570.00323.455 |
Open questions
- Confirm suite legality with the planning department — zone says yes, verify parcel specifics (parking, servicing, floor-area cap).
- Slope greater than 20% to 30%: Steep-slope DPA: a geotechnical engineer's report is required for foundation work. This is the one that most often kills a lower-level suite excavation.
- 49 days on market — ask the listing agent why it hasn't moved.