$738,800 GREY
5636 Cascade Cres, West Sechelt
3 bd · 2.0 ba · 1,294 sqft
· 7,351 sqft lot
· built 2002
· 16 DOM · MLS R3147696
Listing: Redfin search · fetched 2026-08-03T07:15
Description
Located in highly desirable West Sechelt, this elegantly updated rancher has been thoughtfully designed with quality and care in mind. This three-bedroom, two-bathroom home features a bright, spacious layout with vaulted ceilings, a natural gas fireplace, beautiful louvered blinds, and air conditioning. Updated and gorgeous new kitchen, along with tile and stone work that extends into the renovated bathroom and primary ensuite. French doors lead to a large covered patio and a pristine, level backyard, offering plenty of room for a garden or play area. Situated in a quiet neighbourhood within the West Sechelt Elementary catchment area, the property is just a short drive from downtown Sechelt
From listing remarks (RE/MAX City Realty)
Rating 5 /100
| Equity | 0/40 | -185,831 vs limit (-26.0% of ARV) | |
| Cash flow | 0/30 | -1,175/mo | |
| Suite-arb | 5.1/15 | zone permits a suite; other conditions short | |
| Motivation | 0.0/15 | 16d on market, no cuts — anchored seller |
Offer case
GREEN at $556,000 — that's $182,800 (24.7%) below the $738,800 ask. Long shot
That discount is
10.1× what this market normally concedes.
EVIDENCE
- Coast-wide, homes sell at 97.5% of list — a 2.5% discount is simply normal here.
- Only 16 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 = $738,800 + $40,000 + $15,276 = $794,076
ARV = $715,582 → limit = 85% × ARV = $608,245
margin = $-185,831
Rent — PASS
est. rent >= 0.40% x ARV
est. rent = $3,000/mo (whole house (3bd) $3,000)
floor = 0.4% × ARV $715,582 = $2,862/mo
rents table: Sechelt · as of 2026-08-02
Cash flow — FAIL
rent - carrying >= -800/mo (PM-managed, typical rent, at ask)
payment $2,960 (loan $591,040 @ 4.4%/30y)
+ tax $457 (mls) + ins $158 + maint $150 + vac $180 + PM $270
carrying = $4,175/mo · rent $3,000 → cash flow = $-1,175/mo (floor $-800)
Suite-arb — FAIL
zone permits suite AND sqft >= 1,900 AND no suite language AND $/sqft < community median
zone R-3 suite:yes · sqft 1,294 (min 1,900)
suite language: no · $/sqft 571 vs median 489
Scored 2026-08-03T09:00 · 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 |
|---|---|---|---|---|
| $738,800 | −$905 | −$1,175 | −$504 | −$815 |
| $701,860 −5.0% | −$757 | −$1,027 | −$356 | −$667 |
| $676,002 −8.5% | −$653 | −$923 | −$253 | −$563 |
Rents: rents.yaml as of 2026-08-02 · financing from criteria.yaml
Comps & ARV
ARV $715,582 — median $/sqft of 5 renovated sales within 3.0km (5 priced from list x measured sale ratio — registration lag) · confidence medium ($/sqft used: 553)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 6307 Homestead Ave | 0.1 km | 1,403 | ~$775,443 | 553 | 2026-01-24 | ✓ |
| 5641 Nickerson Rd | 0.16 km | 1,487 | ~$804,705 | 541 | 2026-03-06 | ✓ |
| 5592 Curtis Pl | 0.3 km | 1,358 | ~$973,449 | 717 | 2025-11-14 | ✓ |
| 5808 Anchor Rd | 2.18 km | 1,056 | ~$779,345 | 738 | 2026-02-20 | ✓ |
| 5750 Spindrift St | 2.38 km | 1,176 | ~$555,978 | 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: $699,900, 2022-10-06 — asking +5.6%
| 2026-08-03 | new | 738800 first seen at $738,800 |
| 2026-07-18 | Listed | $738,800 GVR |
| 2022-10-06 | Sold (Public Records) | $699,900 Public Records |
| 2022-08-02 | Listed | $699,900 GVR |
| 2019-06-12 | Sold (Public Records) | $498,000 Public Records |
| 2019-04-10 | Listed | $499,000 GVR |
| 2002-11-29 | Sold (Public Records) | $161,753 Public Records |
History: Redfin belowTheFold · fetched 2026-08-03T07:15
· events observed by Coastwatch
Zoning & land
R-3 — Small Lot Residential suite OK
Areas B/D/E/F: single-unit dwelling with a restricted second storey. Density is capped at one dwelling per parcel, but s.5.24.4 excludes secondary suites from that count, so a suite still works (wastewater carve-out aside). No auxiliary dwelling unit here. Area A: residential with auxiliary commercial — over 2000 m2 gets a duplex second unit OR one auxiliary dwelling unit. Sechelt R-3: SSMUH small-lot zone, suite plus up to 4 units. [Bylaw 722.9 s.7.3.2-7.3.3, s.5.24.4; Bylaw 337 s.621.1; Bylaw 580 s.1.3.2-1.3.4]
| PID | 023-712-392 |
|---|---|
| Parcel | 5636 CASCADE CRES (Sechelt) |
| Wastewater | District of Sechelt sewer service |
| Water | Chapman system |
| Fire protection | Sechelt FPA |
District of Sechelt Zoning Bylaw 580 (gis.sechelt.ca) · fetched 2026-08-03T05:43 · meanings from zoning_rules.yaml (verify before relying)
Assessment
| Assessed total | $727,000 |
|---|---|
| Land / improvements | $460,000 / $267,000 (63% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 0.98 |
| BCA folio | 570.06415.072 |
BC Assessment via SCRD parcel layer · fetched 2026-08-03T05:55
Open questions
None generated.