$639,000 GREY
5687 Emily Way, West Sechelt
2 bd · 2.0 ba · 1,360 sqft
· 5,357 sqft lot
· built 2005
· 54 DOM · MLS R3134898
Listing: Redfin search · fetched 2026-08-03T07:15
Description
This highly desirable West Sechelt rancher, located in the peaceful Cascade Heights neighborhood. This sweet little 1,360 sq. ft. home is an ideal opportunity for first-time buyers, those looking to downsize, or investors. The home features 2 bedrooms, 2 bathrooms, and vaulted ceilings that maximize natural light. Situated on a convenient bus route near West Sechelt Elementary and Chatelech Secondary School. Inside you'll find a cozy gas fireplace, a 2-car garage, and a flexible secondary living space or den. Through the kitchen you'll find French doors that lead to a sunny, flat, and fenced backyard with southern exposure, complete with a patio and garden area. A few little touches have be
From listing remarks (RE/MAX City Realty)
Rating 38 /100
| Equity | 27.0/40 | +41,780 vs limit (+4.8% of ARV) | |
| Cash flow | 0/30 | -1,204/mo | |
| Suite-arb | 9.9/15 | zone permits a suite; other conditions short | |
| Motivation | 0.8/15 | 54d on market, no cuts — anchored seller |
Offer case
Price can't fix this. rent test — needs 3,454/mo vs 2,460 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.
Support score 0.0 — evidence weight that this seller
would entertain the discount. Not a prediction; a checklist with numbers.
The four tests
Equity — PASS
(price + $40,000 reno + PTT+legal closing) <= 85% x ARV
all-in = $639,000 + $40,000 + $13,280 = $692,280
ARV = $863,600 → limit = 85% × ARV = $734,060
margin = $41,780
Rent — FAIL
est. rent >= 0.40% x ARV
est. rent = $2,460/mo (whole house (2bd) $2,460)
floor = 0.4% × ARV $863,600 = $3,454/mo
rents table: Sechelt · as of 2026-08-02
Cash flow — FAIL
rent - carrying >= -800/mo (PM-managed, typical rent, at ask)
payment $2,560 (loan $511,200 @ 4.4%/30y)
+ tax $454 (mls) + ins $158 + maint $123 + vac $148 + PM $221
carrying = $3,664/mo · rent $2,460 → cash flow = $-1,204/mo (floor $-800)
Suite-arb — FAIL
zone permits suite AND sqft >= 1,900 AND no suite language AND $/sqft < community median
zone R-3 suite:yes · sqft 1,360 (min 1,900)
suite language: no · $/sqft 470 vs median 489
Scored 2026-08-03T08:51 · thresholds from criteria.yaml
Cash-flow scenarios $/mo · hover a cell for carrying cost
| Price | $2,460 typical self-managed |
$2,460 typical PM |
$2,829 high self-managed |
$2,829 high PM |
|---|---|---|---|---|
| $639,000 | −$982 | −$1,204 | −$654 | −$909 |
| $607,050 −5.0% | −$854 | −$1,076 | −$526 | −$781 |
| $584,685 −8.5% | −$765 | −$986 | −$436 | −$691 |
Rents: rents.yaml as of 2026-08-02 · financing from criteria.yaml
Comps & ARV
ARV $863,600 — median $/sqft of 4 renovated sales within 3.0km (4 priced from list x measured sale ratio — registration lag) · confidence medium ($/sqft used: 635)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 6307 Homestead Ave | 0.31 km | 1,403 | ~$775,761 | 553 | 2026-01-24 | ✓ |
| 5641 Nickerson Rd | 0.31 km | 1,487 | ~$805,035 | 541 | 2026-03-06 | ✓ |
| 5592 Curtis Pl | 0.51 km | 1,358 | ~$973,848 | 717 | 2025-11-14 | ✓ |
| 5808 Anchor Rd | 2.11 km | 1,056 | ~$779,664 | 738 | 2026-02-20 | ✓ |
| ~ = 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
Seller basis: $605,000, 2021-08-30 — asking +5.6%
| 2026-08-03 | new | 639000 first seen at $639,000 |
| 2026-07-16 | Price Changed | $639,000 GVR |
| 2026-06-10 | Listed | $659,000 GVR |
| 2021-08-30 | Sold (Public Records) | $605,000 Public Records |
| 2021-04-26 | Listed | $620,000 GVR |
| 2006-07-21 | Sold (Public Records) | $276,763 Public Records |
History: Redfin belowTheFold · fetched 2026-08-03T07:45
· events observed by Coastwatch
Zoning & land
R-3 — Small Lot Residential suite OK
Areas B/D/E/F: single-unit dwelling with a restricted second storey. Density is capped at one dwelling per parcel, but s.5.24.4 excludes secondary suites from that count, so a suite still works (wastewater carve-out aside). No auxiliary dwelling unit here. Area A: residential with auxiliary commercial — over 2000 m2 gets a duplex second unit OR one auxiliary dwelling unit. Sechelt R-3: SSMUH small-lot zone, suite plus up to 4 units. [Bylaw 722.9 s.7.3.2-7.3.3, s.5.24.4; Bylaw 337 s.621.1; Bylaw 580 s.1.3.2-1.3.4]
| PID | 026-560-330 |
|---|---|
| Parcel | 5687 EMILY WAY (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 | $728,000 |
|---|---|
| Land / improvements | $451,000 / $277,000 (62% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 1.14 asking under assessment |
| BCA folio | 570.06421.131 |
BC Assessment via SCRD parcel layer · fetched 2026-08-03T05:55
Open questions
- 54 days on market — ask the listing agent why it hasn't moved.