$799,900 GREY
Description
Rating 9 /100
| Equity | 8.9/40 | -48,299 vs limit (-5.1% of ARV) | |
| Cash flow | 0/30 | -1,553/mo | |
| Suite-arb | 0.0/15 | no suite path | |
| Motivation | 0.0/15 | 3d on market, no cuts — anchored seller |
Offer case
Price can't fix this. rent test — needs 3,803/mo vs 2,583 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 3 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.
The four tests
Cash-flow scenarios $/mo · hover a cell for carrying cost
| Price | $2,583 typical self-managed |
$2,583 typical PM |
$2,870 high self-managed |
$2,870 high PM |
|---|---|---|---|---|
| $799,900 | −$1,321 | −$1,553 | −$1,066 | −$1,324 |
| $759,905 −5.0% | −$1,161 | −$1,393 | −$905 | −$1,164 |
| $731,908 −8.5% | −$1,049 | −$1,281 | −$793 | −$1,051 |
Comps & ARV
ARV $950,705 — median $/sqft of 6 size-matched comps x 112% reno uplift (only 0 renovated comps found) · confidence low ($/sqft used: 657)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 1567 Ocean View Pl | 0.14 km | 1,380 | ~$873,252 | 633 | 2026-03-26 | |
| 1534 Cypress Way | 0.32 km | 1,436 | ~$778,609 | 542 | 2026-04-24 | |
| 1497 Islandview Dr | 0.63 km | 1,574 | ~$1,072,294 | 681 | 2025-08-22 | |
| 1618 Ocean Beach Espl | 1.55 km | 1,233 | ~$1,244,018 | 1,009 | 2026-04-17 | |
| 998 Fircrest Rd | 2.44 km | 1,594 | ~$730,799 | 458 | 2025-09-03 | |
| 1051 Gower Point Rd | 2.95 km | 1,490 | ~$1,170,742 | 786 | 2026-02-23 | |
| ~ = final list price used as sale proxy (BC title registration lags ~6-12 mo) | ||||||
Price & sale history
Seller basis: $325,000, 2012-08-09 — asking +146.1%
| 2026-08-03 | new | 799900 first seen at $799,900 |
| 2026-07-31 | Listed | $799,900 GVR |
| 2012-08-09 | Sold (Public Records) | $325,000 Public Records |
| 2012-03-27 | Listed | $339,000 GVR |
Zoning & land
R2 — Residential Two no suite / unknown
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] — SUITE BLOCKED: parcel is in the Woodcreek Park Wastewater service area, and Bylaw 722 s.5.24.1 prohibits secondary suites on parcels within SCRD wastewater service areas.
| PID | 007-185-758 |
|---|---|
| Parcel | 1572 LARCHBERRY WAY (SCRD) |
| Wastewater | Woodcreek Park Wastewater blocks suite (722 s.5.24.1) |
| Water | Chapman system |
| Fire protection | Gibsons/West Howe Sound FPA |
| Bylaw | https://www.scrd.ca/zoning-bylaws/ |
Assessment
| Assessed total | $768,000 |
|---|---|
| Land / improvements | $456,000 / $312,000 (59% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 0.96 |
| BCA folio | 746.01192.534 |
Open questions
None generated.