$609,900 GREY

8161 Westwood Rd, Halfmoon Bay

3 bd · 1.0 ba · 950 sqft · 20,473 sqft lot · built 1990 · 42 DOM · MLS R3138541

Fixer / handymanTenanted

Redfin ↗

Listing: Redfin search · fetched 2026-08-03T07:15

Description

Bring your ideas and unlock the potential of this 3-bedroom, 1-bath rancher in the sought-after Welcome Woods neighbourhood. Situated on a generous lot, this property offers an excellent opportunity for investors, renovators, or those looking to build equity. Conveniently located close to the elementary school, recreation trails, and only 15 minutes from Sechelt, the location offers the perfect balance of rural charm and accessibility. The home is currently tenant-occupied, and the new owner must accept the existing tenancy. Property is being sold "as is, where is. " A great chance to get into a desirable area and create something special.

From listing remarks (Royal LePage Sussex)

Rating 13 /100 · incomplete data — ceiling 22

Equity	0/40	no ARV — unscored
Cash flow	9.1/30	-375/mo
Suite-arb	3.8/15	zone permits a suite; other conditions short
Motivation	0.5/15	45d on market, no cuts — anchored seller

Offer case

Price can't fix this. no ARV or rent estimate — cannot solve

EVIDENCE

Coast-wide, homes sell at 97.6% of list — a 2.4% 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 — UNKNOWN

(price + $40,000 reno + PTT+legal closing) <= 85% x ARV

all-in = $609,900 + $40,000 + $12,698 = $662,598 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: Halfmoon Bay · as of 2026-08-02

Cash flow — PASS

rent - carrying >= -800/mo (PM-managed, typical rent, at ask)

payment $2,443 (loan $487,920 @ 4.4%/30y) + tax $253 (mls) + ins $158 + maint $155 + vac $186 + PM $279 carrying = $3,475/mo · rent $3,100 → cash flow = $-375/mo (floor $-800)

Suite-arb — FAIL

zone permits suite AND sqft >= 1,900 AND no suite language AND $/sqft < community median

zone R2 suite:yes · sqft 950 (min 1,900) suite language: no · $/sqft 642 vs median 483

Scored 2026-08-03T08:50 · 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
$609,900	−$96	−$375	+$216	−$95
$579,405 −5.0%	+$26	−$253	+$338	+$27
$558,058 −8.5%	+$112	−$167	+$423	+$113

Rents: rents.yaml as of 2026-08-02 · financing from criteria.yaml

Comps & ARV

No ARV yet — 9 comps within 3.0km but only 2 within ±30% of 950 sqft — no ARV rather than a bad one. (9 solds nearby; comps backfill runs nightly.)

Solds from Redfin sold-search + public-records sale prices (belowTheFold)

Price & sale history

Seller basis: $117,000, 2001-05-31 — asking +421.3%

2026-08-03	new	609900 first seen at $609,900
2026-06-19	Listed	$609,900 GVR
2001-05-31	Sold (Public Records)	$117,000 Public Records
1990-12-19	Sold (Public Records)	$90,900 Public Records

History: Redfin belowTheFold · fetched 2026-08-03T07:45 · events observed by Coastwatch

Zoning & land

R2 — Residential Two 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	007-334-109
Parcel	8161 WESTWOOD RD (SCRD)
Wastewater	none mapped — septic likely (no suite carve-out)
Water	Chapman system
Fire protection	Halfmoon Bay FPA
Bylaw	https://www.scrd.ca/zoning-bylaws/

SCRD Planning_ZoningLanduse · fetched 2026-08-03T05:43 · meanings from zoning_rules.yaml (verify before relying)

Assessment

Assessed total	$686,000
Land / improvements	$540,000 / $146,000 (79% land — the higher, the more the value is in the dirt)
Assessed / ask	1.12 asking under assessment
BCA folio	746.03003.030

BC Assessment via SCRD parcel layer · fetched 2026-08-03T05:55

Open questions

Tenancy: fixed-term or month-to-month? Current rent? BC notice rules will govern possession.
42 days on market — ask the listing agent why it hasn't moved.