$695,000 GREY

6190 Coracle Dr, Sandy Hook

2 bd · 1.0 ba · 1,008 sqft · 9,834 sqft lot · built 1966 · 45 DOM · MLS R3138034

Oil-tank era

Redfin ↗

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

Description

There aren't many properties like this one left. This quintessential Sunshine Coast cabin has been lovingly cared for since Herb and Ethel crafted it for their family many years ago. Now it is time for your family to make their own memories. Whether it be swimming at the beach just down the street or sitting around a fire roasting marshmallows, holidays will never be the same. This lovely cottage has a stunning view down the Inlet and plenty of room with 2 bedrooms on the main and a loft bedroom that maximizes that view. The boat launch and a sandy beach are just a short walk away. A newer wood stove keeps you warm on those chilly evenings and the large sundeck provides plenty of space for 

From listing remarks (RE/MAX Oceanview Realty)

Rating 4 /100 · incomplete data — ceiling 8

Equity	0/40	no ARV — unscored
Cash flow	0/30	-1,362/mo
Suite-arb	4.0/15	zone permits a suite; other conditions short
Motivation	0.5/15	45d 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 97.5% of list — a 2.5% discount is simply normal here.

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 = $695,000 + $40,000 + $14,400 = $749,400 ARV = — → limit = 85% × ARV = — margin = —

Rent — UNKNOWN

est. rent >= 0.40% x ARV

est. rent = $2,460/mo (whole house (2bd) $2,460) floor = 0.4% × ARV — = —/mo rents table: Sechelt · as of 2026-08-02

Cash flow — FAIL

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

payment $2,784 (loan $556,000 @ 4.4%/30y) + tax $388 (mls) + ins $158 + maint $123 + vac $148 + PM $221 carrying = $3,822/mo · rent $2,460 → cash flow = $-1,362/mo (floor $-800)

Suite-arb — FAIL

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

zone R-1 suite:yes · sqft 1,008 (min 1,900) suite language: no · $/sqft 689 vs median 489

Scored 2026-08-03T09:00 · thresholds from criteria.yaml

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

Price	$2,460 typical self-managed	$2,460 typical PM	$2,829 high self-managed	$2,829 high PM
$695,000	−$1,141	−$1,362	−$812	−$1,067
$660,250 −5.0%	−$1,001	−$1,223	−$673	−$928
$635,925 −8.5%	−$904	−$1,125	−$576	−$830

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

Comps & ARV

No ARV yet — 3 comps within 3.0km but only 2 within ±30% of 1,008 sqft — no ARV rather than a bad one. (3 solds nearby; comps backfill runs nightly.)

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

Price & sale history

2026-08-03	new	695000 first seen at $695,000
2026-06-19	Listed	$695,000 GVR

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

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 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	009-300-643
Parcel	6190 CORACLE DR (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	$689,000
Land / improvements	$582,000 / $107,000 (84% land — the higher, the more the value is in the dirt)
Assessed / ask	0.99
BCA folio	570.06479.380

BC Assessment via SCRD parcel layer · fetched 2026-08-03T05:55

Open questions

Built 1966 — 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.
45 days on market — ask the listing agent why it hasn't moved.