$799,000 GREY
65 Esplanade Rd, West Howe Sound
3 bd · 1.0 ba · 828 sqft
· 10,454 sqft lot
· built 1961
· 90 DOM · MLS R3119452
WaterfrontMotivated seller
Oil-tank era
Listing: Redfin search · fetched 2026-08-03T07:15
Description
Rarely available affordable WATERFRONT in Eastbourne Estates! This charming 3-bed, 1-bath cabin offers the ultimate coastal escape. Located just a 2-minute walk from the community dock, you’re perfectly nestled between two sandy/pebble beaches ideal for swimming or kayaking. Enjoy sweeping views of Collingwood Channel and the Strait of Georgia while watching eagles and whales pass by. Renovated between 2008–2018, the cabin features a functional mudroom with laundry hook-ups and comes turn-key for quick possession. Commuting is easy via a 30-min water taxi from Horseshoe Bay or a 15-min ferry to Langdale. With excellent cell service and internet, this is your perfect remote retre
From listing remarks (Royal LePage Elite West)
The four tests
Equity — UNKNOWN
(price + $40,000 reno + $5,000 closing) <= 85% x ARV
all-in = $799,000 + $40,000 + $5,000 = $844,000
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 — FAIL
rent - carrying >= -800/mo (PM-managed, typical rent, at ask)
payment $3,201 (loan $639,200 @ 4.4%/30y)
+ tax $248 (mls) + ins $158 + maint $155 + vac $186 + PM $279
carrying = $4,227/mo · rent $3,100 → cash flow = $-1,127/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 828 (min 1,900)
suite language: no · $/sqft 965 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 |
|---|---|---|---|---|
| $799,000 | −$848 | −$1,127 | −$537 | −$847 |
| $759,050 −5.0% | −$688 | −$967 | −$377 | −$687 |
| $731,085 −8.5% | −$576 | −$855 | −$265 | −$575 |
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 | 799000 first seen at $799,000 |
| 2026-05-05 | Listed | $799,000 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 | 008-871-434 |
|---|---|
| Parcel | 65 ESPLANADE 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 | $712,000 |
|---|---|
| Land / improvements | $605,000 / $107,000 (85% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 0.89 |
| BCA folio | 746.04776.000 |
BC Assessment via SCRD parcel layer · fetched 2026-08-03T05:55
Open questions
- Built 1961 — 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.
- 90 days on market — ask the listing agent why it hasn't moved.