$748,500 GREY SUITE-ARB
6473 Norvan Rd, West Sechelt
4 bd · 3.0 ba · 1,960 sqft
· 16,217 sqft lot
· built 1979
· 47 DOM · MLS R3137328
Oil-tank era
Listing: Redfin search · fetched 2026-08-03T07:15
Description
Pride of ownership shines throughout this impeccably maintained 1,900+ sq. ft. rancher situated on an impressive 0.37 acre (16,217 sq. ft. ) lot. Offering 4 bedrooms and 3 bathrooms, the thoughtfully designed floor plan features a primary bedroom and 2nd bedroom in the west wing, with two additional bedrooms and a family room privately located on the opposite side of the home. The formal living room is highlighted by a cozy gas fireplace, while the sunny south-facing, fully fenced backyard and patio provide the perfect setting for outdoor enjoyment. Ample RV and boat parking, municipal sewer service, and desirable R2 zoning with potential duplex opportunities make this a standout property i
From listing remarks (RE/MAX Oceanview Realty)
Rating 33 /100
| Equity | 16.8/40 | -7,222 vs limit (-0.8% of ARV) | |
| Cash flow | 0/30 | -945/mo | |
| Suite-arb | 15.0/15 | add-a-suite opportunity, unpriced | |
| Motivation | 0.8/15 | 52d on market, no cuts — anchored seller |
Offer case
Price can't fix this. rent test — needs 3,749/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 97.6% of list — a 2.4% discount is simply normal here.
- 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 = $748,500 + $40,000 + $15,470 = $803,970
ARV = $937,350 → limit = 85% × ARV = $796,748
margin = $-7,222
Rent — FAIL
est. rent >= 0.40% x ARV
est. rent = $3,400/mo (whole house (4bd) $3,400)
floor = 0.4% × ARV $937,350 = $3,749/mo
rents table: Sechelt · as of 2026-08-02
Cash flow — FAIL
rent - carrying >= -800/mo (PM-managed, typical rent, at ask)
payment $2,999 (loan $598,800 @ 4.4%/30y)
+ tax $508 (mls) + ins $158 + maint $170 + vac $204 + PM $306
carrying = $4,345/mo · rent $3,400 → cash flow = $-945/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 1,960 (min 1,900)
suite language: no · $/sqft 382 vs median 489
Scored 2026-08-03T08:53 · 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 |
|---|---|---|---|---|
| $748,500 | −$639 | −$945 | −$194 | −$545 |
| $711,075 −5.0% | −$489 | −$795 | −$44 | −$395 |
| $684,878 −8.5% | −$384 | −$690 | +$61 | −$290 |
Rents: rents.yaml as of 2026-08-02 · financing from criteria.yaml
Comps & ARV
ARV $937,350 — median $/sqft of 18 size-matched comps x 112% reno uplift (only 2 renovated comps found) · confidence low ($/sqft used: 427)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 6383 Oracle Rd | 0.36 km | 1,513 | ~$861,808 | 570 | 2025-10-30 | |
| 6533 Meier Rd | 0.46 km | 1,585 | ~$584,624 | 369 | 2025-10-10 | |
| 6307 Homestead Ave | 0.67 km | 1,403 | ~$775,920 | 553 | 2026-01-24 | ✓ |
| 5457 Carnaby Pl | 0.69 km | 2,087 | ~$771,040 | 369 | 2026-06-11 | |
| 5621 Nickerson Rd | 0.7 km | 1,884 | ~$760,304 | 404 | 2026-03-23 | |
| 6302 Jasper Rd | 0.72 km | 2,441 | ~$878,302 | 360 | 2026-02-04 | |
| 5641 Nickerson Rd | 0.73 km | 1,487 | ~$805,200 | 541 | 2026-03-06 | ✓ |
| 5642 Nickerson Rd | 0.79 km | 2,052 | ~$866,395 | 422 | 2025-11-05 | |
| ~ = 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
| 2026-08-03 | new | 748500 first seen at $748,500 |
| 2026-07-17 | Price Changed | $748,500 GVR |
| 2026-07-06 | Price Changed | $785,000 GVR |
| 2026-06-12 | Listed | $799,900 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]
| PID | 007-388-705 |
|---|---|
| Parcel | 6473 NORVAN 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 | $750,000 |
|---|---|
| Land / improvements | $557,000 / $193,000 (74% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 1.0 asking under assessment |
| BCA folio | 570.06403.659 |
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 1979 — oil-tank era. Ask for a tank scan or decommissioning certificate.
- 47 days on market — ask the listing agent why it hasn't moved.