$799,000 GREY SUITE-ARB
5839 Trail Ave, West Sechelt
3 bd · 3.0 ba · 2,560 sqft
· 7,740 sqft lot
· built 2007
· 4 DOM · MLS R3151290
Listing: Redfin search · fetched 2026-08-03T07:15
Description
Looking for the best maintained & best value home in Sechelt? Then look no further! This perfect family home offers great value for money with oversized rooms throughout! This 3/4 bed home is over 2500sq ft and offers bright open plan living. The main floor features a huge living, dining and kitchen experience with patio doors that open out onto your easy to maintain fenced backyard. There's views from this main floor out to the mountains and it offers a very large primary bedroom with ensuite. Also on this floor is a den (could be 4th bedroom) plus family bathroom. Downstairs a giant foyer welcomes you with vaulted ceilings, two additional bedrooms and another family bathroom. Laundr
From listing remarks (RE/MAX City Realty)
Rating 48 /100
| Equity | 33.1/40 | +91,341 vs limit (+8.2% of ARV) | |
| Cash flow | 0/30 | -1,486/mo | |
| Suite-arb | 15.0/15 | add-a-suite opportunity, unpriced | |
| Motivation | 0.0/15 | 5d on market, no cuts — anchored seller |
Offer case
Price can't fix this. rent test — needs 4,456/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.
- 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 = $799,000 + $40,000 + $16,480 = $855,480
ARV = $1,113,907 → limit = 85% × ARV = $946,821
margin = $91,341
Rent — FAIL
est. rent >= 0.40% x ARV
est. rent = $3,000/mo (whole house (3bd) $3,000)
floor = 0.4% × ARV $1,113,907 = $4,456/mo
rents table: Sechelt · as of 2026-08-02
Cash flow — FAIL
rent - carrying >= -800/mo (PM-managed, typical rent, at ask)
payment $3,201 (loan $639,200 @ 4.4%/30y)
+ tax $527 (mls) + ins $158 + maint $150 + vac $180 + PM $270
carrying = $4,486/mo · rent $3,000 → cash flow = $-1,486/mo (floor $-800)
Suite-arb — PASS
zone permits suite AND sqft >= 1,900 AND no suite language AND $/sqft < community median
zone R-2 suite:yes · sqft 2,560 (min 1,900)
suite language: no · $/sqft 312 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 |
|---|---|---|---|---|
| $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 |
Rents: rents.yaml as of 2026-08-02 · financing from criteria.yaml
Comps & ARV
ARV $1,113,907 — median $/sqft of 14 size-matched comps x 112% reno uplift (only 0 renovated comps found) · confidence low ($/sqft used: 388)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 5754 Binnacle Ave | 0.14 km | 2,347 | ~$487,024 | 208 | 2026-04-24 | |
| 5883 Spray St | 0.44 km | 2,243 | ~$1,463,024 | 652 | 2025-09-05 | |
| 5628 Medusa Pl | 0.69 km | 2,353 | ~$1,072,624 | 456 | 2026-03-24 | |
| 5693 Porpoise Bay Rd | 0.99 km | 2,448 | ~$683,200 | 279 | 2026-01-27 | |
| 5457 Burley Pl | 1.37 km | 2,090 | ~$902,799 | 432 | 2026-02-02 | |
| 6217 Mika Rd | 1.56 km | 2,506 | ~$1,267,824 | 506 | 2025-11-14 | |
| 5642 Nickerson Rd | 1.68 km | 2,052 | ~$866,395 | 422 | 2025-11-05 | |
| 5621 Nickerson Rd | 1.76 km | 1,884 | ~$760,304 | 404 | 2026-03-23 | |
| ~ = 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: $390,252, 2016-04-22 — asking +104.7%
| 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 |
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]
- 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 |
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 | $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 |
BC Assessment via SCRD parcel layer · fetched 2026-08-03T05:55
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.