$399,000 GREY

Block R JAKES LANDING Landng, Halfmoon Bay

1 bd · 1.0 ba · 1,746 sqft · 22,651 sqft lot · built 2001 · 26 DOM · MLS R3144454

Ocean viewSeptic / well

Redfin ↗

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

Description

Water-access-only . 52-acre freehold oceanview property in Jakes Landing on Sechelt Inlet offering southwest ocean and mountain views, good sun exposure and wonderful privacy. The 1,746 sq. ft. two-level home was built using wood milled from the property and features custom fir windows and doors, a wraparound sundeck, metal roof, and woodstoves on both levels. The partially finished lower level with 12 ft. ceilings serves as a spacious second bedroom accommodating multiple guests and includes a projector and large screen for movie nights. Established off-grid systems include solar power, an automated backup diesel generator, propane appliances and septic. Dedicated mooring buoy and road acc

From listing remarks (MLS)

Rating 28 /100 · incomplete data — ceiling 46

Equity	0/40	no ARV — unscored
Cash flow	16.3/30	-40/mo
Suite-arb	11.4/15	zone permits a suite; other conditions short
Motivation	0.0/15	26d on market, no cuts — anchored seller

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.
Only 26 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 — UNKNOWN

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

all-in = $399,000 + $40,000 + $8,480 = $447,480 ARV = — → limit = 85% × ARV = — margin = —

Rent — UNKNOWN

est. rent >= 0.40% x ARV

est. rent = $2,542/mo (whole house (1bd) $2,542) floor = 0.4% × ARV — = —/mo rents table: Halfmoon Bay · as of 2026-08-02

Cash flow — PASS

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

payment $1,598 (loan $319,200 @ 4.4%/30y) + tax $317 (config default) + ins $158 + maint $127 + vac $153 + PM $229 carrying = $2,582/mo · rent $2,542 → cash flow = $-40/mo (floor $-800)

Suite-arb — FAIL

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

zone RU2 suite:yes · sqft 1,746 (min 1,900) suite language: no · $/sqft 229 vs median 483

Scored 2026-08-03T08:50 · thresholds from criteria.yaml

Cash-flow scenarios $/mo · hover a cell for carrying cost

Price	$2,542 typical self-managed	$2,542 typical PM	$2,829 high self-managed	$2,829 high PM
$399,000	+$189	−$40	+$444	+$190
$379,050 −5.0%	+$269	+$40	+$524	+$270
$365,085 −8.5%	+$325	+$96	+$580	+$326

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

Comps & ARV

No ARV yet — 0 comps within 3.0km but only 0 within ±30% of 1,746 sqft — no ARV rather than a bad one. (0 solds nearby; comps backfill runs nightly.)

Solds from Redfin sold-search + public-records sale prices (belowTheFold)

Price & sale history

2026-08-03	new	399000 first seen at $399,000

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

Zoning & land

RU2 — Rural Two suite OK

Same code, very different rules. Areas B/D/E/F (Rural Residential Two): suite permitted outright, second single-unit dwelling or auxiliary dwelling unit subject to the density table — 8000 m2 in Area E, 1 ha in B/D, 1.5 ha in F. Area A (Rural Resource): no suite; a duplex second unit or second dwelling needs over 1 ha, and an auxiliary dwelling unit needs over 4 ha (max 4 units). Sechelt RU-2 (Resource Residential): secondary suite is a listed accessory use but only ONE single-unit dwelling per parcel regardless of size. Verify the jurisdiction first. [Bylaw 722.9 s.7.11.2, s.7.11.4; Bylaw 337 s.1061.1-1061.2; Bylaw 580 s.1.10.2-1.10.4]

Wastewater	none mapped — septic likely (no suite carve-out)
Water	well / private — get well log + potability
Fire protection	none — insurance loads heavily
Bylaw	https://www.scrd.ca/zoning-bylaws/

SCRD Planning_ZoningLanduse · 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

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