$579,000 GREY
477 Gavin Rd, West Howe Sound
3 bd · 1.0 ba · 1,020 sqft
· 11,326 sqft lot
· built 1972
· 42 DOM · MLS R3138254
Oil-tank era
Listing: Redfin search · fetched 2026-08-03T07:15
Description
Escape to your turnkey family oasis on beautiful Keats Island! This beautifully updated 3-bed cabin on quiet Gavin Road is nestled among mature trees, offering the ultimate peaceful getaway. Renovated in 2020-21 with a new roof, cozy fireplace, hot water tank, flooring, and modern 5-piece bathroom, there’s absolutely nothing left to do but unpack and enjoy. Families will love the short, 7-min stroll to multiple pebble swimming beaches and the Eastbourne Community Dock. Multiple decks maximize outdoor living, while a guest bunkie and unfinished workshop provide endless flexibility. Fully equipped with power, great cell service, and high-speed internet, it balances remote charm with mod
From listing remarks (Royal LePage Elite West)
The four tests
Equity — UNKNOWN
(price + $40,000 reno + $5,000 closing) <= 85% x ARV
all-in = $579,000 + $40,000 + $5,000 = $624,000
ARV = — → limit = 85% × ARV = —
margin = —
Rent — UNKNOWN
est. rent >= 0.40% x ARV
est. rent = $3,100/mo (whole house (3bd) $3,100)
floor = 0.4% × ARV — = —/mo
rents table: West Howe Sound · as of 2026-08-02
Cash flow — PASS
rent - carrying >= -800/mo (PM-managed, typical rent, at ask)
payment $2,320 (loan $463,200 @ 4.4%/30y)
+ tax $149 (mls) + ins $158 + maint $155 + vac $186 + PM $279
carrying = $3,247/mo · rent $3,100 → cash flow = $-147/mo (floor $-800)
Suite-arb — FAIL
zone permits suite AND sqft >= 1,900 AND no suite language AND $/sqft < community median
zone ? suite:no · sqft 1,020 (min 1,900)
suite language: no · $/sqft 568 vs median 508
Scored 2026-08-03T06:55 · thresholds from criteria.yaml
Cash-flow scenarios $/mo · hover a cell for carrying cost
| Price | $3,100 typical self-managed |
$3,100 typical PM |
$3,450 high self-managed |
$3,450 high PM |
|---|---|---|---|---|
| $579,000 | +$132 | −$147 | +$444 | +$133 |
| $550,050 −5.0% | +$248 | −$31 | +$560 | +$249 |
| $529,785 −8.5% | +$330 | +$51 | +$641 | +$331 |
Rents: rents.yaml as of 2026-08-02 · financing from criteria.yaml
Comps & ARV
No ARV yet — only 0 usable comps within 3.0km — no ARV. (0 solds nearby; comps backfill runs nightly.)
Solds from Redfin sold-search + public-records sale prices (belowTheFold)
Price & sale history
| 2026-08-03 | new | 579000 first seen at $579,000 |
| 2026-06-22 | Listed | $579,000 GVR |
History: Redfin belowTheFold · fetched 2026-08-03T05:42
· events observed by Coastwatch
Zoning & land
Unknown zone no suite / unknown
Zone not recognised. Check the bylaw before assuming anything.
| PID | 009-434-844 |
|---|---|
| Parcel | 477 GAVIN RD (SCRD) |
| Wastewater | none mapped — septic likely (no suite carve-out) |
| Water | Eastbourne system |
| Fire protection | none — insurance loads heavily |
— · fetched 2026-08-03T05:43 · meanings from zoning_rules.yaml (verify before relying)
Assessment
| Assessed total | $381,000 |
|---|---|
| Land / improvements | $267,000 / $114,000 (70% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 0.66 |
| BCA folio | 746.04868.000 |
BC Assessment via SCRD parcel layer · fetched 2026-08-03T05:55
Open questions
- Built 1972 — oil-tank era. Ask for a tank scan or decommissioning certificate.
- Outside every fire protection area — insurance will be heavily loaded or declined. Get a quote BEFORE offering.
- Zone None isn't in my rules file — read the bylaw and add it to zoning_rules.yaml.
- 42 days on market — ask the listing agent why it hasn't moved.