$599,000 AMBER
Description
Rating 51 /100
| Equity | 27.3/40 | +40,947 vs limit (+5.0% of ARV) | |
| Cash flow | 4.1/30 | -610/mo | |
| Suite-arb | 10.7/15 | zone permits a suite; other conditions short | |
| Motivation | 8.5/15 | 74d on market, 1 cut(s), asking 121% of assessed |
Offer case
Price can't fix this. rent test — needs 3,258/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.
- 74 days on market vs a 60-day median.
- 1 price cut(s) already — the seller has shown they will move.
- Asking only 121% of assessed value — a genuine discount to the roll, not the usual 1-2%.
- Already asking below the $495/sqft local sold level — little room to push.
The four tests
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 |
|---|---|---|---|---|
| $599,000 | −$340 | −$610 | +$60 | −$250 |
| $569,050 −5.0% | −$220 | −$490 | +$180 | −$130 |
| $548,085 −8.5% | −$136 | −$406 | +$264 | −$46 |
Comps & ARV
ARV $814,620
range $623,489 – $897,034
(about half of comparable sales landed inside this band)
median $/sqft of 12 renovated size-matched sales (12 priced from list × measured sale ratio — ~3y registration lag), blended 70%/30% with assessed × 1.03 (sale/assessed, renovated) · confidence medium
($/sqft used: 542)
Cross-check: comps say $853,650, BC Assessment × sale ratio says $723,550 (+18% apart)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 6242 Norwest Bay Rd | 0.43 km | 1,707 | ~$671,275 | 393 | 2025-10-19 | ✓ |
| 6472 Jasper Rd | 0.67 km | 1,163 | ~$750,852 | 646 | 2026-07-01 | ✓ |
| 5592 Curtis Pl | 0.76 km | 1,358 | ~$974,447 | 718 | 2025-11-14 | ✓ |
| 5636 Cascade Cres | 0.77 km | 1,284 | ~$721,364 | 562 | 2026-07-18 | ✓ |
| 6307 Homestead Ave | 0.78 km | 1,403 | ~$776,238 | 553 | 2026-01-24 | ✓ |
| 5641 Nickerson Rd | 0.81 km | 1,487 | ~$805,530 | 542 | 2026-03-06 | ✓ |
| 6270 Homestead Ave | 0.89 km | 1,284 | ~$756,710 | 589 | 2026-01-21 | ✓ |
| 5726 Emily Way | 1.13 km | 1,360 | ~$729,371 | 536 | 2026-03-16 | ✓ |
| ~ = final list price × measured sale ratio (BC title registration lags ~3 years, so recent solds have no registered price; the proxy is within ~2% of the registered price when both exist) | ||||||
Price & sale history
Seller basis: $420,000, 2016-12-15 — asking +42.6%
| 2026-09-18 | price_cut | 675000 → 599000 -11.3% |
| 2026-08-03 | new | 675000 first seen at $675,000 |
| 2026-09-18 | Price Changed | $599,000 GVR |
| 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 |
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 |
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 | 1.21 asking under assessment |
| BCA folio | 570.06340.151 |
Open questions
- Septic/well: age, last pump-out, and any permits on file? Get the well log and water potability test.
- 69 days on market — ask the listing agent why it hasn't moved.