$799,000 GREY SUITE-ARB
5830 Heron Pl, West Sechelt
3 bd · 3.0 ba · 2,408 sqft
· 6,458 sqft lot
· built 1996
· 59 DOM · MLS R3143428
Suite potential (per listing)
Listing: Redfin search · fetched 2026-09-05T07:15
Description
Welcome to this beautifully updated home, perfectly situated on a quiet cul-de-sac in a welcoming neighbourhood just minutes from Sechelt. Offering 3 bedrooms and 3 bathrooms, this residence blends style and comfort with tasteful craftsman and modern farmhouse touches throughout. The flexible floor plan is designed for easy living, providing the ideal space to gather, unwind, or entertain. The home also offers the option to incorporate a suite, providing added versatility for extended family or potential income. Enjoy the convenience of being close to it all, including the local elementary school, scenic walking trails, and the nearby golf course. Ample parking for your RV or boat adds ever
From listing remarks (RE/MAX Oceanview Realty)
Rating 18 /100
| Equity | 1.7/40 | -82,338 vs limit (-9.1% of ARV) | |
| Cash flow | 0/30 | -1,469/mo | |
| Suite-arb | 15.0/15 | add-a-suite opportunity, unpriced | |
| Motivation | 0.9/15 | 61d on market, no cuts — anchored seller |
Offer case
Price can't fix this. rent test — needs 3,638/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 97.7% of list — a 2.3% discount is simply normal here.
- Already asking below the $501/sqft local sold level — little room to push.
- ARV confidence is LOW (thin or unrenovated comps) — the target price below could be off by 10%+ in either direction.
Support score 0.0 — 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 = $909,579 → limit = 85% × ARV = $773,142
margin = $-82,338 · at band low ($773,226): $-198,238 — GREEN needs this ≥ 0
Rent — FAIL
est. rent >= 0.40% x ARV
est. rent = $3,000/mo (whole house (3bd) $3,000)
floor = 0.4% × ARV $909,579 = $3,638/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 $510 (mls) + ins $158 + maint $150 + vac $180 + PM $270
carrying = $4,469/mo · rent $3,000 → cash flow = $-1,469/mo (floor $-800)
Suite-arb — PASS
zone permits suite AND sqft >= 1,900 AND no suite language AND $/sqft < community median
zone R-2 suite:yes · sqft 2,408 (min 1,900)
suite language: no · $/sqft 332 vs median 496
Scored 2026-09-05T00:55 · 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 | −$1,199 | −$1,469 | −$799 | −$1,109 |
| $759,050 −5.0% | −$1,039 | −$1,309 | −$639 | −$949 |
| $731,085 −8.5% | −$927 | −$1,197 | −$527 | −$837 |
Rents: rents.yaml as of 2026-08-02 · financing from criteria.yaml
Comps & ARV
ARV $909,579
range $773,226 – $1,149,795
(about half of comparable sales landed inside this band)
median $/sqft of 12 renovated size-matched sales (12 priced from list × measured sale ratio — ~3y registration lag), blended 70%/30% with assessed × 1.03 (sale/assessed, renovated) · confidence low
($/sqft used: 402)
Cross-check: comps say $968,016, BC Assessment × sale ratio says $773,226 (+25% apart — disagreement this large triples comp error historically)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 6355 Baillie Rd | 1.48 km | 2,288 | ~$1,220,625 | 533 | 2026-01-22 | ✓ |
| 6242 Norwest Bay Rd | 1.85 km | 1,707 | ~$671,344 | 393 | 2025-10-19 | ✓ |
| 5656 Cook Pl | 2.01 km | 2,330 | ~$876,897 | 376 | 2026-05-19 | ✓ |
| 4967 Laurel Ave | 4.49 km | 2,039 | ~$820,162 | 402 | 2026-02-23 | ✓ |
| 4598 Whitaker Rd | 5.79 km | 1,707 | ~$712,845 | 418 | 2026-02-03 | ✓ |
| 7462 Redrooffs Rd | 6.43 km | 2,851 | ~$829,048 | 291 | 2025-10-23 | ✓ |
| 7955 Connor Rd | 7.91 km | 1,746 | ~$829,048 | 475 | 2025-09-16 | ✓ |
| 5549 Sans Souci Rd | 14.45 km | 2,205 | ~$809,518 | 367 | 2026-04-03 | ✓ |
| ~ = 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) | ||||||
Solds from Redfin sold-search + public-records sale prices (belowTheFold)
Price & sale history
Seller basis: $307,500, 2015-02-27 — asking +159.8%
| 2026-09-05 | delisted | absent from search results |
| 2026-08-03 | new | 799000 first seen at $799,000 |
| 2026-07-06 | Listed | $799,000 GVR |
| 2015-02-27 | Sold (Public Records) | $307,500 Public Records |
| 2015-01-12 | Listed | $320,000 GVR |
| 2002-09-10 | Sold (Public Records) | $144,000 Public Records |
History: Redfin belowTheFold · fetched 2026-09-04T19:46
· 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]
- Rocky Beach Front, Escarpments and Slope Hazards — 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 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 | 019-090-765 |
|---|---|
| Parcel | 5830 HERON PL (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 | $774,000 |
|---|---|
| Land / improvements | $470,000 / $304,000 (61% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 0.97 |
| BCA folio | 570.00323.126 |
BC Assessment via SCRD parcel layer · fetched 2026-08-03T05:55
Open questions
- Confirm suite legality with the planning department — zone says yes, verify parcel specifics (parking, servicing, floor-area cap).
- Listing itself advertises suite potential — ask what's already roughed in (plumbing, separate entrance, ceiling height).
- Rocky Beach Front, Escarpments and Slope Hazards: 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 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.
- 59 days on market — ask the listing agent why it hasn't moved.