$549,000 GREY
SL27 Sea Ranch Shoreline Unit B, West Howe Sound
4 bd · 2.5 ba · 2,160 sqft
· 17,859 sqft lot
· built 1996
· 151 DOM · MLS R3117251
Ocean view
Listing: Redfin search · fetched 2026-09-27T19:15
Description
Beautiful 4-bed, 3-bath Ocean View cabin offers an unparalleled escape within the exclusive Sea Ranch community on Gambier Island. Situated overlooking Long Bay, steps away to the ocean this cabin with 1922 sq ft blends rustic charm with modern efficiency, featuring 2024 Navien hot water on demand, upgraded solar (2017), and updated propane system. Nestled on 330 acres of shared farmland & trees, the property offers a lifestyle defined by freedom: kids roaming on bikes, petting sheep, and exploring hiking trails. Enjoy community perks like a full-time caretaker, gardens, a pavilion, and shared Gators for easy transport. Just a 25-min private boat or scheduled water taxi rides from Hor
From listing remarks (Royal LePage Elite West)
The four tests
Equity — UNKNOWN
(price + $40,000 reno + $5,000 closing) <= 85% x ARV
all-in = $599,000 + $40,000 + $5,000 = $644,000
ARV = — → limit = 85% × ARV = —
margin = —
Rent — UNKNOWN
est. rent >= 0.40% x ARV
est. rent = $3,350/mo (whole house (4bd) $3,350)
floor = 0.4% × ARV — = —/mo
rents table: West Howe Sound · 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 $140 (mls) + ins $158 + maint $168 + vac $201 + PM $302
carrying = $3,368/mo · rent $3,350 → cash flow = $-18/mo (floor $-800)
Suite-arb — FAIL
zone permits suite AND sqft >= 1,900 AND no suite language AND $/sqft < community median
zone ? suite:no · sqft 2,160 (min 1,900)
suite language: no · $/sqft 277 vs median 508
Scored 2026-08-03T06:55 · thresholds from criteria.yaml
Cash-flow scenarios $/mo · hover a cell for carrying cost
| Price | $3,350 typical self-managed |
$3,350 typical PM |
$3,850 high self-managed |
$3,850 high PM |
|---|---|---|---|---|
| $549,000 | +$484 | +$182 | +$929 | +$582 |
| $521,550 −5.0% | +$594 | +$292 | +$1,038 | +$692 |
| $502,335 −8.5% | +$670 | +$369 | +$1,115 | +$769 |
Rents: rents.yaml as of 2026-08-02 · financing from criteria.yaml
Comps & ARV
No ARV yet — only 0 usable comps within 3.0km — no ARV. (0 solds nearby; comps backfill runs nightly.)
Solds from Redfin sold-search + public-records sale prices (belowTheFold)
Price & sale history
| 2026-09-02 | price_cut | 599000 → 549000 -8.3% |
| 2026-08-03 | new | 599000 first seen at $599,000 |
| 2026-06-03 | Price Changed | $599,000 GVR |
| 2026-04-29 | Listed | $639,000 GVR |
History: Redfin belowTheFold · fetched 2026-08-03T05:41
· events observed by Coastwatch
Zoning & land
Unknown zone no suite / unknown
Zone not recognised. Check the bylaw before assuming anything.
| Wastewater | none mapped — septic likely (no suite carve-out) |
|---|---|
| Water | well / private — get well log + potability |
| Fire protection | none — insurance loads heavily |
— · fetched 2026-08-03T05:43 · meanings from zoning_rules.yaml (verify before relying)
Assessment
Not fetched yet — runs with the next enrichment pass.
Open questions
- No community water system mapped — well supply. Get the well log, flow rate (GPM) and a potability test before subjects come off.
- Outside every fire protection area — insurance will be heavily loaded or declined. Get a quote BEFORE offering.
- Zone None isn't in my rules file — read the bylaw and add it to zoning_rules.yaml.
- 151 days on market — ask the listing agent why it hasn't moved.