$769,000 GREY SUITE-ARB
6472 Jasper Rd, West Sechelt
4 bd · 2.0 ba · 2,080 sqft
· 14,375 sqft lot
· built 1977
· 32 DOM · MLS R3142170
Ocean view
Oil-tank era
Listing: Redfin search · fetched 2026-08-03T07:15
Description
Welcome home to this 4 bedroom, 2 bathroom, family home w/ lovely ocean views located in sought after West Sechelt. Updated kitchens & bathrooms, w/ large rooms on both the upper & lower floors provide all kinds of options for the next owners. Soak up the sun & the lovely ocean views from the upper floor & large sundeck while the lower floor takes advantage of the bright, large, flat front yard. The large gently sloping 14,375 sq. ft. lot w/ a huge backyard provide all the space, privacy, & flexibility for the kids, pets, & gardener in the family. A short stroll takes you to the beach, bus stop, & several great options for hiking and biking. Just 2 blo
From listing remarks (Royal LePage Sussex)
Rating 52 /100
| Equity | 37.4/40 | +117,464 vs limit (+10.6% of ARV) | |
| Cash flow | 0/30 | -984/mo | |
| Suite-arb | 15.0/15 | add-a-suite opportunity, unpriced | |
| Motivation | 0.1/15 | 33d on market, no cuts — anchored seller |
Offer case
Price can't fix this. rent test — needs 4,435/mo vs 3,400 estimated. Price cannot fix this; only higher rent (a suite) or a lower ARV would.
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 — PASS
(price + $40,000 reno + PTT+legal closing) <= 85% x ARV
all-in = $769,000 + $40,000 + $15,880 = $824,880
ARV = $1,108,640 → limit = 85% × ARV = $942,344
margin = $117,464
Rent — FAIL
est. rent >= 0.40% x ARV
est. rent = $3,400/mo (whole house (4bd) $3,400)
floor = 0.4% × ARV $1,108,640 = $4,435/mo
rents table: Sechelt · as of 2026-08-02
Cash flow — FAIL
rent - carrying >= -800/mo (PM-managed, typical rent, at ask)
payment $3,081 (loan $615,200 @ 4.4%/30y)
+ tax $465 (mls) + ins $158 + maint $170 + vac $204 + PM $306
carrying = $4,384/mo · rent $3,400 → cash flow = $-984/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 2,080 (min 1,900)
suite language: no · $/sqft 370 vs median 489
Scored 2026-08-03T09:00 · thresholds from criteria.yaml
Cash-flow scenarios $/mo · hover a cell for carrying cost
| Price | $3,400 typical self-managed |
$3,400 typical PM |
$3,900 high self-managed |
$3,900 high PM |
|---|---|---|---|---|
| $769,000 | −$678 | −$984 | −$233 | −$584 |
| $730,550 −5.0% | −$524 | −$830 | −$79 | −$430 |
| $703,635 −8.5% | −$416 | −$722 | +$29 | −$322 |
Rents: rents.yaml as of 2026-08-02 · financing from criteria.yaml
Comps & ARV
ARV $1,108,640 — median $/sqft of 3 renovated sales within 3.0km (3 priced from list x measured sale ratio — registration lag) · confidence medium ($/sqft used: 533)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 5656 Cook Pl | 0.64 km | 2,330 | ~$875,370 | 376 | 2026-05-19 | ✓ |
| 5641 Nickerson Rd | 0.81 km | 1,487 | ~$804,210 | 541 | 2026-03-06 | ✓ |
| 6355 Baillie Rd | 1.09 km | 2,288 | ~$1,218,500 | 533 | 2026-01-22 | ✓ |
| ~ = 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: $479,000, 2017-05-01 — asking +60.5%
| 2026-08-03 | new | 769000 first seen at $769,000 |
| 2026-07-01 | Listed | $769,000 GVR |
| 2017-05-01 | Sold (Public Records) | $479,000 Public Records |
| 2017-02-27 | Listed | $479,000 GVR |
| 2015-08-11 | Sold (Public Records) | $335,000 Public Records |
| 2015-03-13 | Listed | $339,000 GVR |
History: Redfin belowTheFold · fetched 2026-08-03T07:16
· 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 | 007-611-986 |
|---|---|
| Parcel | 6472 JASPER RD (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 | $796,000 |
|---|---|
| Land / improvements | $629,000 / $167,000 (79% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 1.04 asking under assessment |
| BCA folio | 570.06403.320 |
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).
- Built 1977 — 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.
- 32 days on market — ask the listing agent why it hasn't moved.