$799,000 GREY SUITE-ARB
Description
Rating 36 /100
| Equity | 18.1/40 | -263 vs limit (-0.0% of ARV) | |
| Cash flow | 0/30 | -1,416/mo | |
| Suite-arb | 15.0/15 | add-a-suite opportunity, unpriced | |
| Motivation | 3.1/15 | 46d on market, 1 relist(s) |
Offer case
Price can't fix this. rent test — needs 4,025/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.
- 1 previous failed listing(s) — this seller has been here before.
- Already asking below the $499/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 |
|---|---|---|---|---|
| $799,000 | −$1,146 | −$1,416 | −$745 | −$1,056 |
| $759,050 −5.0% | −$986 | −$1,256 | −$585 | −$896 |
| $731,085 −8.5% | −$874 | −$1,144 | −$473 | −$784 |
Comps & ARV
ARV $1,006,138
range $758,310 – $1,151,330
(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: 475)
Cross-check: comps say $1,064,000, BC Assessment × sale ratio says $871,128 (+22% apart)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 4967 Laurel Ave | 1.42 km | 2,039 | ~$820,078 | 402 | 2026-02-23 | ✓ |
| 6242 Norwest Bay Rd | 3.91 km | 1,707 | ~$671,275 | 393 | 2025-10-19 | ✓ |
| 6355 Baillie Rd | 4.0 km | 2,288 | ~$1,220,500 | 533 | 2026-01-22 | ✓ |
| 5656 Cook Pl | 4.59 km | 2,330 | ~$876,807 | 376 | 2026-05-19 | ✓ |
| 7462 Redrooffs Rd | 9.11 km | 2,851 | ~$828,964 | 291 | 2025-10-23 | ✓ |
| 7955 Connor Rd | 10.43 km | 1,746 | ~$828,964 | 475 | 2025-09-16 | ✓ |
| 9196 Truman Rd | 14.98 km | 2,139 | ~$1,318,140 | 616 | 2025-09-03 | ✓ |
| 962 Cemetery Rd | 16.15 km | 1,916 | ~$1,049,630 | 548 | 2025-11-28 | ✓ |
| ~ = 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: $409,000, 2012-01-16 — asking +95.4%
| 2026-08-21 | delisted | absent from search results |
| 2026-08-03 | new | 799000 first seen at $799,000 |
| 2026-07-06 | Listed | $799,000 GVR |
| 2024-01-08 | Listed | $889,900 GVR |
| 2012-01-16 | Sold (Public Records) | $409,000 Public Records |
| 2011-05-30 | Listed | $419,900 GVR |
| 2000-07-19 | Sold (Public Records) | $186,000 Public Records |
| 1996-02-28 | Sold (Public Records) | $195,000 Public Records |
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]
- Slope greater than 20% to 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.
- 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 | 017-714-133 |
|---|---|
| Parcel | 5309 CEDARVIEW PL (Sechelt) |
| Wastewater | District of Sechelt sewer service |
| Water | Chapman system |
| Fire protection | Sechelt FPA |
Assessment
| Assessed total | $872,000 |
|---|---|
| Land / improvements | $505,000 / $367,000 (58% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 1.09 asking under assessment |
| BCA folio | 570.04653.103 |
Open questions
- Confirm suite legality with the planning department — zone says yes, verify parcel specifics (parking, servicing, floor-area cap).
- Slope greater than 20% to 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.
- 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.
- 44 days on market — ask the listing agent why it hasn't moved.