$599,000 GREY

5754 Trout Lake Rd, Halfmoon Bay

3 bd · 2.0 ba · 1,240 sqft · 32,234 sqft lot · built 1992 · 26 DOM · MLS R3144374

Fixer / handyman

Redfin ↗

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

Description

This is an excellent opportunity to build sweat equity in a great location. This one-level, three-bedroom, two-bathroom rancher offers a private yard with plenty of space for gardening and outdoor living. The property is within walking distance of the beach and the Halfmoon Bay store and cafe. It is also a convenient 10-minute drive to Sechelt, providing easy access to shopping, restaurants, the seaplane, and the hospital. Whether you are looking to get into the market or are ready for a renovation project, this home is worth a look.

From listing remarks (RE/MAX City Realty)

Rating 15 /100 · incomplete data — ceiling 24

Equity	0/40	no ARV — unscored
Cash flow	9.7/30	-349/mo
Suite-arb	4.9/15	zone permits a suite; other conditions short
Motivation	0.0/15	28d on market, no cuts — anchored seller

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.
Only 28 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 — UNKNOWN

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

all-in = $599,000 + $40,000 + $12,480 = $651,480 ARV = — → limit = 85% × ARV = — margin = —

Rent — UNKNOWN

est. rent >= 0.40% x ARV

est. rent = $3,100/mo (whole house (3bd) $3,100) floor = 0.4% × ARV — = —/mo rents table: Halfmoon Bay · as of 2026-08-02

Cash flow — PASS

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

payment $2,400 (loan $479,200 @ 4.4%/30y) + tax $271 (mls) + ins $158 + maint $155 + vac $186 + PM $279 carrying = $3,449/mo · rent $3,100 → cash flow = $-349/mo (floor $-800)

Suite-arb — FAIL

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

zone R2 suite:yes · sqft 1,240 (min 1,900) suite language: no · $/sqft 483 vs median 483

Scored 2026-08-03T08:50 · thresholds from criteria.yaml

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

Price	$3,100 typical self-managed	$3,100 typical PM	$3,450 high self-managed	$3,450 high PM
$599,000	−$70	−$349	+$241	−$69
$569,050 −5.0%	+$50	−$229	+$361	+$51
$548,085 −8.5%	+$134	−$145	+$445	+$135

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

Comps & ARV

No ARV yet — 1 comps within 3.0km but only 0 within ±30% of 1,240 sqft — no ARV rather than a bad one. (1 solds nearby; comps backfill runs nightly.)

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

Price & sale history

Seller basis: $142,000, 1993-08-25 — asking +321.8%

2026-08-03	new	599000 first seen at $599,000
2026-07-06	Listed	$599,000 GVR
1993-08-25	Sold (Public Records)	$142,000 Public Records
1991-12-13	Sold (Public Records)	$27,000 Public Records

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

Zoning & land

R2 — Residential Two 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]

PID	007-692-978
Parcel	5754 TROUT LAKE RD (SCRD)
Wastewater	none mapped — septic likely (no suite carve-out)
Water	Chapman system
Fire protection	Halfmoon Bay 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	$645,000
Land / improvements	$492,000 / $153,000 (76% land — the higher, the more the value is in the dirt)
Assessed / ask	1.08 asking under assessment
BCA folio	746.05067.460

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

Open questions

None generated.