$799,000 GREY
6376 Sunshine Coast Hwy, Sechelt
3 bd · 1.0 ba · 1,274 sqft
· 49,223 sqft lot
· built 1937
· 41 DOM · MLS R3139072
Ocean viewMotivated seller
Oil-tank era
Listing: Redfin search · fetched 2026-08-03T07:15
Description
Beautifully renovated 3-bedroom, 1-bath cottage situated on 1.13 acres in desirable Sechelt. This charming property offers partial seasonal water views, along with excellent view potential from a future build site, making it a fantastic opportunity to enjoy now while holding as a long-term investment. With future subdivision/development potential, there’s plenty of usable land for gardening, hobby farming, or building a large workshop/shop. Ideal for multi-generational living or those seeking space, privacy, and future upside. Conveniently located just minutes from beaches, shopping, restaurants, and all the amenities Sechelt has to offer. Priced to sell with quick possession availabl
From listing remarks (RE/MAX City Realty)
Rating 8 /100
| Equity | 0/40 | -167,838 vs limit (-20.7% of ARV) | |
| Cash flow | 0/30 | -1,497/mo | |
| Suite-arb | 5.0/15 | zone permits a suite; other conditions short | |
| Motivation | 2.6/15 | 41d on market, no cuts — anchored seller, asking 125% of assessed |
Offer case
Price can't fix this. rent test — needs 3,236/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.
- Asking only 125% of assessed value — a genuine discount to the roll, not the usual 1-2%.
Support score 0.15 — evidence weight that this seller
would entertain the discount. Not a prediction; a checklist with numbers.
The four tests
Equity — FAIL
(price + $40,000 reno + PTT+legal closing) <= 85% x ARV
all-in = $799,000 + $40,000 + $16,480 = $855,480
ARV = $808,990 → limit = 85% × ARV = $687,642
margin = $-167,838
Rent — FAIL
est. rent >= 0.40% x ARV
est. rent = $3,000/mo (whole house (3bd) $3,000)
floor = 0.4% × ARV $808,990 = $3,236/mo
rents table: Sechelt · as of 2026-08-02
Cash flow — FAIL
rent - carrying >= -800/mo (PM-managed, typical rent, at ask)
payment $3,201 (loan $639,200 @ 4.4%/30y)
+ tax $537 (mls) + ins $158 + maint $150 + vac $180 + PM $270
carrying = $4,497/mo · rent $3,000 → cash flow = $-1,497/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 1,274 (min 1,900)
suite language: no · $/sqft 627 vs median 489
Scored 2026-08-03T08:55 · 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 |
|---|---|---|---|---|
| $799,000 | −$1,227 | −$1,497 | −$826 | −$1,137 |
| $759,050 −5.0% | −$1,067 | −$1,337 | −$666 | −$977 |
| $731,085 −8.5% | −$955 | −$1,225 | −$554 | −$865 |
Rents: rents.yaml as of 2026-08-02 · financing from criteria.yaml
Comps & ARV
ARV $808,990 — median $/sqft of 4 renovated sales within 3.0km (4 priced from list x measured sale ratio — registration lag) · confidence medium ($/sqft used: 635)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 5592 Curtis Pl | 0.96 km | 1,358 | ~$973,749 | 717 | 2025-11-14 | ✓ |
| 6307 Homestead Ave | 1.08 km | 1,403 | ~$775,682 | 553 | 2026-01-24 | ✓ |
| 5641 Nickerson Rd | 1.12 km | 1,487 | ~$804,952 | 541 | 2026-03-06 | ✓ |
| 5808 Anchor Rd | 2.71 km | 1,056 | ~$779,584 | 738 | 2026-02-20 | ✓ |
| ~ = 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: $163,250, 2002-06-28 — asking +389.4%
| 2026-08-03 | new | 799000 first seen at $799,000 |
| 2026-06-23 | Listed | $799,000 GVR |
| 2002-06-28 | Sold (Public Records) | $163,250 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]
- 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 | 015-861-635 |
|---|---|
| Parcel | 6376 SUNSHINE COAST HWY (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 | $1,000,000 |
|---|---|
| Land / improvements | $838,000 / $162,000 (84% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 1.25 asking under assessment |
| BCA folio | 570.06330.000 |
BC Assessment via SCRD parcel layer · fetched 2026-08-03T05:55
Open questions
- Built 1937 — oil-tank era. Ask for a tank scan or decommissioning certificate.
- 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.
- 41 days on market — ask the listing agent why it hasn't moved.