$675,000 GREY

5466 Carnaby Pl, West Sechelt

3 bd · 2.0 ba · 1,575 sqft · 8,276 sqft lot · built 1989 · 14 DOM · MLS R3148158

Fixer / handymanSeptic / well

Redfin ↗

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

Description

This well layed-out rancher is tucked away on a quiet cul-de-sac in desirable West Sechelt. Offers a sunny southern exposure, beautiful hardwood flooring, and gives an excellent opportunity to add your own style and build equity by applying some TLC. Offering convenient one-level living with 3 spacious bedrooms and 2 bathrooms, the functional floor plan includes both a living room and separate family room—ideal for growing families, hobbies, or a flexible workspace. The dining area opens onto a private backyard, while the large double garage and abundant storage throughout add to the home's everyday practicality. Whether you're starting out, downsizing, or investing this home is worth

From listing remarks (RE/MAX Oceanview Realty)

Rating 31 /100

Equity	20.5/40	+11,329 vs limit (+1.3% of ARV)
Cash flow	0/30	-914/mo
Suite-arb	10.7/15	zone permits a suite; other conditions short
Motivation	0.0/15	14d on market, no cuts — anchored seller

Offer case

Price can't fix this. rent test — needs 3,484/mo vs 3,000 estimated. Price cannot fix this; only higher rent (a suite) or a lower ARV would.

EVIDENCE

Coast-wide, homes sell at 97.6% of list — a 2.4% discount is simply normal here.
Only 14 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 — PASS

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

all-in = $675,000 + $40,000 + $14,000 = $729,000 ARV = $870,975 → limit = 85% × ARV = $740,329 margin = $11,329

Rent — FAIL

est. rent >= 0.40% x ARV

est. rent = $3,000/mo (whole house (3bd) $3,000) floor = 0.4% × ARV $870,975 = $3,484/mo rents table: Sechelt · as of 2026-08-02

Cash flow — FAIL

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

payment $2,704 (loan $540,000 @ 4.4%/30y) + tax $452 (mls) + ins $158 + maint $150 + vac $180 + PM $270 carrying = $3,914/mo · rent $3,000 → cash flow = $-914/mo (floor $-800)

Suite-arb — FAIL

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

zone R-2 suite:yes · sqft 1,575 (min 1,900) suite language: no · $/sqft 429 vs median 489

Scored 2026-08-03T08:50 · 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
$675,000	−$644	−$914	−$244	−$554
$641,250 −5.0%	−$509	−$779	−$109	−$419
$617,625 −8.5%	−$415	−$685	−$14	−$325

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

Comps & ARV

ARV $870,975 — median $/sqft of 3 renovated sales within 3.0km (3 priced from list x measured sale ratio — registration lag) · confidence medium ($/sqft used: 553)

Sold	Dist	Sqft	Price	$/sqft	Date	Reno
5592 Curtis Pl	0.76 km	1,358	~$973,848	717	2025-11-14	✓
6307 Homestead Ave	0.78 km	1,403	~$775,761	553	2026-01-24	✓
5641 Nickerson Rd	0.81 km	1,487	~$805,035	541	2026-03-06	✓
~ = 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: $420,000, 2016-12-15 — asking +60.7%

2026-08-03	new	675000 first seen at $675,000
2026-07-20	Listed	$675,000 GVR
2016-12-15	Sold (Public Records)	$420,000 Public Records
2016-08-26	Listed	$429,900 GVR
1991-06-28	Sold (Public Records)	$135,000 Public Records
1990-06-29	Sold (Public Records)	$126,000 Public Records

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

Zoning & land

R-2 — Low Density Residential 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	007-260-369
Parcel	5466 CARNABY PL (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	$725,000
Land / improvements	$516,000 / $209,000 (71% land — the higher, the more the value is in the dirt)
Assessed / ask	1.07 asking under assessment
BCA folio	570.06340.151

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

Open questions

Septic/well: age, last pump-out, and any permits on file? Get the well log and water potability test.