$749,000 GREY

2405 Milliner Rd, Roberts Creek

3 bd · 2.0 ba · 1,854 sqft · 22,651 sqft lot · built 1976 · 54 DOM · MLS R3134577

Fixer / handymanOcean view Oil-tank era

Redfin ↗

Listing: Redfin search · fetched 2026-08-03T07:15

Description

Nestled on a bright and sunny 0.52-acre lot in Lower Roberts Creek, this 3 bed 2 bath property offers an exceptional opportunity for coastal lifestyle. Enjoy ocean views with lovely sunsets  &  steps to private street beach access. The top level featuring 2 beds 1 bath , kitchen , living area has been updated, allowing for ease while renovating the spacious bottom floor with another bedroom and bath, flex spaces and separate entrances . Priced below BC Assessment , this is a rare opportunity to invest, live, or create your coastal retreat in one of the Sunshine Coast’s most desirable neighbourhoods. Don’t miss this gem with endless possibilities. House needs TLC  as is where

From listing remarks (RE/MAX City Realty)

Rating 14 /100 · incomplete data — ceiling 24

Equity	0/40	no ARV — unscored
Cash flow	0/30	-1,035/mo
Suite-arb	7.3/15	zone permits a suite; other conditions short
Motivation	6.8/15	54d on market, 3 relist(s), asking 153% of assessed

Offer case

Price can't fix this. no ARV or rent estimate — cannot solve

EVIDENCE

Coast-wide, homes sell at 97.6% of list — a 2.4% discount is simply normal here.
3 previous failed listing(s) — this seller has been here before.
Asking only 153% of assessed value — a genuine discount to the roll, not the usual 1-2%.

Support score 0.3 — evidence weight that this seller would entertain the discount. Not a prediction; a checklist with numbers.

The four tests

Equity — UNKNOWN

(price + $40,000 reno + PTT+legal closing) <= 85% x ARV

all-in = $749,000 + $40,000 + $15,480 = $804,480 ARV = — → limit = 85% × ARV = — margin = —

Rent — UNKNOWN

est. rent >= 0.40% x ARV

est. rent = $3,200/mo (whole house (3bd) $3,200) floor = 0.4% × ARV — = —/mo rents table: Roberts Creek · as of 2026-08-02

Cash flow — FAIL

rent - carrying >= -800/mo (PM-managed, typical rent, at ask)

payment $3,001 (loan $599,200 @ 4.4%/30y) + tax $436 (mls) + ins $158 + maint $160 + vac $192 + PM $288 carrying = $4,235/mo · rent $3,200 → cash flow = $-1,035/mo (floor $-800)

Suite-arb — FAIL

zone permits suite AND sqft >= 1,900 AND no suite language AND $/sqft < community median

zone R1 suite:yes · sqft 1,854 (min 1,900) suite language: no · $/sqft 404 vs median 404

Scored 2026-08-03T08:57 · thresholds from criteria.yaml

Cash-flow scenarios $/mo · hover a cell for carrying cost

Price	$3,200 typical self-managed	$3,200 typical PM	$3,600 high self-managed	$3,600 high PM
$749,000	−$747	−$1,035	−$391	−$715
$711,550 −5.0%	−$597	−$885	−$241	−$565
$685,335 −8.5%	−$492	−$780	−$136	−$460

Rents: rents.yaml as of 2026-08-02 · financing from criteria.yaml

Comps & ARV

No ARV yet — 3 comps within 3.0km but only 1 within ±30% of 1,854 sqft — no ARV rather than a bad one. (3 solds nearby; comps backfill runs nightly.)

Solds from Redfin sold-search + public-records sale prices (belowTheFold)

Price & sale history

Seller basis: $95,000, 1989-02-09 — asking +688.4%

2026-08-03	new	749000 first seen at $749,000
2026-07-13	Price Changed	$749,000 GVR
2026-06-10	Listed	$775,000 GVR
2019-05-31	Delisted	GVR
2019-04-03	Listed	$669,000 GVR
2018-12-31	Delisted	GVR
2018-08-30	Listed	$799,000 GVR
1989-02-09	Sold (Public Records)	$95,000 Public Records
1984-07-25	Sold (Public Records)	$80,000 Public Records

History: Redfin belowTheFold · fetched 2026-08-03T07:15 · events observed by Coastwatch

Zoning & land

R1 — Residential One suite OK

Single-unit dwelling zone in all three bylaws, but the suite path differs. Areas B/D/E/F: suite permitted on any parcel EXCEPT inside an SCRD wastewater service area — check that first, it is the one thing that kills it outright. Also an auxiliary dwelling unit over 2000 m2 and a second single-unit dwelling over 3500 m2. Area A: no general suite right at all; an auxiliary dwelling unit needs over 2000 m2, a second dwelling needs 4000 m2. Sechelt R-1: secondary suite is a listed accessory use, plus a detached accessory dwelling unit at 2000 m2 and up (unsewered large-lot zone). [Bylaw 722.9 s.5.1.1(h), s.5.24.1, s.7.1.2; Bylaw 337 s.601.1; Bylaw 580 s.1.1.2-1.1.3]

PID	007-264-682
Parcel	2405 MILLINER RD (SCRD)
Wastewater	none mapped — septic likely (no suite carve-out)
Water	Chapman system
Fire protection	Roberts Creek FPA
Bylaw	https://www.scrd.ca/zoning-bylaws/

SCRD Planning_ZoningLanduse · fetched 2026-08-03T05:43 · meanings from zoning_rules.yaml (verify before relying)

Assessment

Assessed total	$1,146,000
Land / improvements	$846,000 / $300,000 (74% land — the higher, the more the value is in the dirt)
Assessed / ask	1.53 asking under assessment
BCA folio	746.02268.050

BC Assessment via SCRD parcel layer · fetched 2026-08-03T05:55

Open questions

Built 1976 — oil-tank era. Ask for a tank scan or decommissioning certificate.
54 days on market — ask the listing agent why it hasn't moved.