$399,000 AMBER
Description
Rating 69 /100
| Equity | 40.0/40 | +281,213 vs limit (+32.8% of ARV) | |
| Cash flow | 16.3/30 | -40/mo | |
| Suite-arb | 11.4/15 | zone permits a suite; other conditions short | |
| Motivation | 1.7/15 | 87d on market, no cuts — anchored seller |
Offer case
Price can't fix this. rent test — needs 3,429/mo vs 2,542 estimated. Price cannot fix this; only higher rent (a suite) or a lower ARV would.
EVIDENCE
- Coast-wide, homes sell at 97.7% of list — a 2.3% discount is simply normal here.
- 87 days on market vs a 64-day median — but ZERO price cuts, so this reads as an anchored seller, not a motivated one.
- Already asking below the $541/sqft local sold level — little room to push.
The four tests
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 |
Comps & ARV
ARV $857,286
range $675,993 – $983,580
(about half of comparable sales landed inside this band)
median $/sqft of 12 renovated size-matched sales (12 priced from list × measured sale ratio — ~3y registration lag) · confidence medium
($/sqft used: 491)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 5549 Sans Souci Rd | 21.38 km | 2,205 | ~$809,518 | 367 | 2026-04-03 | ✓ |
| 8362 Redrooffs Rd | 26.18 km | 2,140 | ~$1,049,738 | 491 | 2026-02-09 | ✓ |
| 5833 Heron Pl | 26.81 km | 1,915 | ~$829,927 | 433 | 2025-11-10 | ✓ |
| 5726 Emily Way | 26.91 km | 1,360 | ~$729,446 | 536 | 2026-03-16 | ✓ |
| 6270 Homestead Ave | 27.15 km | 1,284 | ~$756,788 | 589 | 2026-01-21 | ✓ |
| 5641 Nickerson Rd | 27.23 km | 1,487 | ~$805,612 | 542 | 2026-03-06 | ✓ |
| 6307 Homestead Ave | 27.24 km | 1,403 | ~$776,318 | 553 | 2026-01-24 | ✓ |
| 5636 Cascade Cres | 27.24 km | 1,284 | ~$721,438 | 562 | 2026-07-18 | ✓ |
| ~ = 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
| 2026-08-03 | new | 399000 first seen at $399,000 |
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/ |
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.
- 87 days on market — ask the listing agent why it hasn't moved.