$769,000 GREY SUITE-ARB
Description
Rating 27 /100
| Equity | 11.7/40 | -33,228 vs limit (-3.6% of ARV) | |
| Cash flow | 0/30 | -984/mo | |
| Suite-arb | 15.0/15 | add-a-suite opportunity, unpriced | |
| Motivation | 0.6/15 | 62d on market, no cuts — anchored seller |
Offer case
Price can't fix this. rent test — needs 3,725/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 97.7% of list — a 2.3% discount is simply normal here.
- Already asking below the $504/sqft local sold level — little room to push.
The four tests
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 |
Comps & ARV
ARV $931,355
range $743,777 – $1,098,346
(about half of comparable sales landed inside this band)
median $/sqft of 12 renovated size-matched sales (12 priced from list × measured sale ratio — ~3y registration lag), blended 70%/30% with assessed × 1.03 (sale/assessed, renovated) · confidence medium
($/sqft used: 475)
Cross-check: comps say $988,000, BC Assessment × sale ratio says $799,184 (+24% apart)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 5656 Cook Pl | 0.64 km | 2,330 | ~$876,897 | 376 | 2026-05-19 | ✓ |
| 5641 Nickerson Rd | 0.81 km | 1,487 | ~$805,612 | 542 | 2026-03-06 | ✓ |
| 6242 Norwest Bay Rd | 0.92 km | 1,707 | ~$671,344 | 393 | 2025-10-19 | ✓ |
| 6355 Baillie Rd | 1.09 km | 2,288 | ~$1,220,625 | 533 | 2026-01-22 | ✓ |
| 4967 Laurel Ave | 5.6 km | 2,039 | ~$820,162 | 402 | 2026-02-23 | ✓ |
| 7955 Connor Rd | 5.62 km | 1,746 | ~$829,048 | 475 | 2025-09-16 | ✓ |
| 4598 Whitaker Rd | 6.56 km | 1,707 | ~$712,845 | 418 | 2026-02-03 | ✓ |
| 5640 Carmel Pl | 8.76 km | 1,466 | ~$848,578 | 579 | 2025-09-26 | ✓ |
| ~ = 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
Seller basis: $479,000, 2017-05-01 — asking +60.5%
| 2026-09-01 | delisted | absent from search results |
| 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 |
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 |
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 |
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.
- 61 days on market — ask the listing agent why it hasn't moved.