$450,000 GREY
6761 Sandy Hook Trail, Sandy Hook
— bd · — ba · 541 sqft
· 56,628 sqft lot
· built 1977
· 82 DOM · MLS R3123445
Septic / well
Oil-tank era
Listing: Redfin search · fetched 2026-08-03T07:15
Description
Have you dreamed of the perfect oceanfront cabin in the woods? A tranquil, affordable slice of heaven just minutes from amenities a short boat ride to the local pub. This vintage west-facing cabin sits on 1.3 acres and offers easy access in and out of the water via a flat granite rock outcropping - perfect for launching a kayak or enjoying a swim. The open-plan cabin with a loft and separate sleeping bunkie has been lovingly enjoyed by the same family for decades and is now ready for the next generation. Watch whales and unforgettable sunsets from this quintessential retreat. Owners may park at the trailhead and follow the well-developed path for a 10 minute hike through the forest to your
From listing remarks (Sotheby's International Realty Canada)
Rating 6 /100 · incomplete data — ceiling 10
| Equity | 0/40 | no ARV — unscored | |
| Cash flow | 0/30 | -954/mo | |
| Suite-arb | 2.1/15 | zone permits a suite; other conditions short | |
| Motivation | 4.0/15 | 82d on market, no cuts — anchored seller, asking 124% 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.
- 82 days on market vs a 59-day median — but ZERO price cuts, so this reads as an anchored seller, not a motivated one.
- Asking only 124% of assessed value — a genuine discount to the roll, not the usual 1-2%.
Support score 0.23 — 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 = $450,000 + $40,000 + $9,500 = $499,500
ARV = — → limit = 85% × ARV = —
margin = —
Rent — UNKNOWN
est. rent >= 0.40% x ARV
est. rent = $1,700/mo (0-bed dwelling (1bd-suite tier) $1,700)
floor = 0.4% × ARV — = —/mo
rents table: Sechelt · as of 2026-08-02
Cash flow — FAIL
rent - carrying >= -800/mo (PM-managed, typical rent, at ask)
payment $1,803 (loan $360,000 @ 4.4%/30y)
+ tax $352 (mls) + ins $158 + maint $85 + vac $102 + PM $153
carrying = $2,654/mo · rent $1,700 → cash flow = $-954/mo (floor $-800)
Suite-arb — FAIL
zone permits suite AND sqft >= 1,900 AND no suite language AND $/sqft < community median
zone R-1 suite:yes · sqft 541 (min 1,900)
suite language: no · $/sqft 832 vs median 489
Scored 2026-08-03T08:50 · thresholds from criteria.yaml
Cash-flow scenarios $/mo · hover a cell for carrying cost
| Price | $1,700 typical self-managed |
$1,700 typical PM |
$2,000 high self-managed |
$2,000 high PM |
|---|---|---|---|---|
| $450,000 | −$801 | −$954 | −$534 | −$714 |
| $427,500 −5.0% | −$710 | −$863 | −$443 | −$623 |
| $411,750 −8.5% | −$647 | −$800 | −$380 | −$560 |
Rents: rents.yaml as of 2026-08-02 · financing from criteria.yaml
Comps & ARV
No ARV yet — 3 comps within 3.0km but only 0 within ±30% of 541 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
| 2026-08-03 | new | 450000 first seen at $450,000 |
| 2026-05-13 | Listed | $450,000 GVR |
History: Redfin belowTheFold · fetched 2026-08-03T07:15
· events observed by Coastwatch
Zoning & land
R-1 — Large Lot, Low Density Residential 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]
- Rocky Beach Front, Escarpments and Slope Hazards — Steep-slope DPA: a geotechnical engineer's report is required for foundation work. This is the one that most often kills a lower-level suite excavation.
- Slope greater than 30% — Steep-slope DPA: a geotechnical engineer's report is required for foundation work. This is the one that most often kills a lower-level suite excavation.
| PID | 009-008-721 |
|---|---|
| Parcel | 6761 SANDY HOOK TRAIL (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 | $560,000 |
|---|---|
| Land / improvements | $550,000 / $10,000 (98% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 1.24 asking under assessment |
| BCA folio | 570.06479.684 |
BC Assessment via SCRD parcel layer · fetched 2026-08-03T05:55
Open questions
- Built 1977 — oil-tank era. Ask for a tank scan or decommissioning certificate.
- Septic/well: age, last pump-out, and any permits on file? Get the well log and water potability test.
- Rocky Beach Front, Escarpments and Slope Hazards: Steep-slope DPA: a geotechnical engineer's report is required for foundation work. This is the one that most often kills a lower-level suite excavation.
- Slope greater than 30%: Steep-slope DPA: a geotechnical engineer's report is required for foundation work. This is the one that most often kills a lower-level suite excavation.
- 82 days on market — ask the listing agent why it hasn't moved.