$799,900 GREY
Description
Rating 1 /100
| Equity | 0/40 | -208,162 vs limit (-27.3% of ARV) | |
| Cash flow | 0/30 | -1,553/mo | |
| Suite-arb | 0.0/15 | no suite path | |
| Motivation | 1.1/15 | 63d on market, no cuts — anchored seller |
Offer case
Price can't fix this. rent test — needs 3,051/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.
- 63 days on market vs a 60-day median — but ZERO price cuts, so this reads as an anchored seller, not a motivated one.
- Asking $619/sqft where comparable homes sold at $548/sqft (+13%) — the ask is above the local clearing price.
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 $762,631
range $690,711 – $943,195
(about half of comparable sales landed inside this band)
median $/sqft of 11 renovated size-matched sales (11 priced from list × measured sale ratio — ~3y registration lag), blended 70%/30% with assessed × 1.03 (sale/assessed, renovated) · confidence medium
($/sqft used: 589)
Cross-check: comps say $760,988, BC Assessment × sale ratio says $766,464 (-1% apart)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 776 Geddes Rd | 3.13 km | 1,460 | ~$877,784 | 601 | 2026-02-19 | ✓ |
| 4657 Whitaker Rd | 12.9 km | 1,104 | ~$781,022 | 707 | 2025-10-08 | ✓ |
| 5750 Spindrift St | 16.67 km | 1,176 | ~$556,548 | 473 | 2026-05-10 | ✓ |
| 5808 Anchor Rd | 17.16 km | 1,056 | ~$780,144 | 739 | 2026-02-20 | ✓ |
| 5641 Nickerson Rd | 18.71 km | 1,487 | ~$805,530 | 542 | 2026-03-06 | ✓ |
| 6307 Homestead Ave | 18.76 km | 1,403 | ~$776,238 | 553 | 2026-01-24 | ✓ |
| 6270 Homestead Ave | 18.77 km | 1,284 | ~$756,710 | 589 | 2026-01-21 | ✓ |
| 5636 Cascade Cres | 18.84 km | 1,284 | ~$721,364 | 562 | 2026-07-18 | ✓ |
| ~ = 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: $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
- 58 days on market — ask the listing agent why it hasn't moved.