$625,000 GREY
5453 Carnaby Pl, West Sechelt
2 bd · 1.5 ba · 1,077 sqft
· 8,155 sqft lot
· built 1986
· 59 DOM · MLS R3132999
Septic / well
Listing: Redfin search · fetched 2026-08-03T07:15
Description
Welcome to this charming 2-bed, 2-bath rancher tucked away on a quiet cul-de-sac in sought-after West Sechelt. The fenced backyard is a gardener’s paradise. Offering easy one-level living, this home is perfect for downsizers, first-time buyers, or anyone seeking a relaxed coastal lifestyle. The functional layout features bright, inviting living spaces, well-sized bedrooms, and the comfort of two baths. Enjoy the peace of a family-friendly neighbourhood just minutes from West Sechelt Elementary, enjoy morning walks on nearby trails, quick school drop-offs, and an easy five-minute drive into downtown. A great opportunity to settle into a convenient, low-maintenance home in a desirable l
From listing remarks (RE/MAX Oceanview Realty)
Rating 10 /100
| Equity | 0.7/40 | -68,969 vs limit (-9.6% of ARV) | |
| Cash flow | 0/30 | -1,121/mo | |
| Suite-arb | 4.3/15 | zone permits a suite; other conditions short | |
| Motivation | 5.0/15 | 59d on market, 2 relist(s) |
Offer case
Price can't fix this. rent test — needs 2,866/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.
- 2 previous failed listing(s) — this seller has been here before.
- ARV confidence is LOW (thin or unrenovated comps) — the target price below could be off by 10%+ in either direction.
Support score 0.05 — 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 = $625,000 + $40,000 + $13,000 = $678,000
ARV = $716,507 → limit = 85% × ARV = $609,031
margin = $-68,969
Rent — FAIL
est. rent >= 0.40% x ARV
est. rent = $2,460/mo (whole house (2bd) $2,460)
floor = 0.4% × ARV $716,507 = $2,866/mo
rents table: Sechelt · as of 2026-08-02
Cash flow — FAIL
rent - carrying >= -800/mo (PM-managed, typical rent, at ask)
payment $2,504 (loan $500,000 @ 4.4%/30y)
+ tax $427 (mls) + ins $158 + maint $123 + vac $148 + PM $221
carrying = $3,581/mo · rent $2,460 → cash flow = $-1,121/mo (floor $-800)
Suite-arb — FAIL
zone permits suite AND sqft >= 1,900 AND no suite language AND $/sqft < community median
zone R-2 suite:yes · sqft 1,077 (min 1,900)
suite language: no · $/sqft 580 vs median 489
Scored 2026-08-03T08:53 · 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 |
|---|---|---|---|---|
| $625,000 | −$900 | −$1,121 | −$571 | −$826 |
| $593,750 −5.0% | −$774 | −$996 | −$446 | −$701 |
| $571,875 −8.5% | −$687 | −$908 | −$358 | −$613 |
Rents: rents.yaml as of 2026-08-02 · financing from criteria.yaml
Comps & ARV
ARV $716,507 — median $/sqft of 10 size-matched comps x 112% reno uplift (only 2 renovated comps found) · confidence low ($/sqft used: 594)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 6275 Norwest Bay Rd | 0.34 km | 924 | ~$867,664 | 939 | 2025-10-07 | |
| 5592 Curtis Pl | 0.68 km | 1,358 | ~$974,048 | 717 | 2025-11-14 | ✓ |
| 6231 Kevins Rd | 0.9 km | 1,349 | ~$721,264 | 535 | 2026-03-05 | |
| 6335 Tyler Rd | 0.94 km | 1,370 | ~$760,304 | 555 | 2026-04-29 | |
| 5696 Emily Way | 0.99 km | 1,276 | ~$808,128 | 633 | 2026-01-23 | |
| 5715 Cartier Rd | 1.07 km | 1,385 | ~$702,525 | 507 | 2026-01-19 | |
| 5726 Emily Way | 1.08 km | 1,360 | ~$729,072 | 536 | 2026-03-16 | |
| 6557 Bjorn Pl | 1.15 km | 1,260 | ~$682,224 | 541 | 2026-01-27 | |
| ~ = 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: $289,000, 2015-06-29 — asking +116.3%
| 2026-08-03 | new | 625000 first seen at $625,000 |
| 2026-07-28 | Price Changed | $625,000 GVR |
| 2026-07-16 | Price Changed | $629,500 GVR |
| 2026-06-29 | Price Changed | $639,000 GVR |
| 2026-06-05 | Listed | $646,500 GVR |
| 2019-11-30 | Delisted | GVR |
| 2019-08-13 | Price Changed | $514,000 GVR |
| 2019-04-08 | Listed | $524,000 GVR |
| 2015-06-29 | Sold (Public Records) | $289,000 Public Records |
| 2014-07-04 | Listed | $289,000 GVR |
| 2006-02-01 | Sold (Public Records) | $276,000 Public Records |
| 2005-10-15 | Listed | $279,900 GVR |
History: Redfin belowTheFold · fetched 2026-08-03T07:45
· 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 | 007-260-822 |
|---|---|
| Parcel | 5453 CARNABY PL (Sechelt) |
| Wastewater | District of Sechelt sewer service |
| Water | Chapman system |
| Fire protection | Sechelt FPA |
District of Sechelt Zoning Bylaw 580 (gis.sechelt.ca) · fetched 2026-08-03T05:46 · meanings from zoning_rules.yaml (verify before relying)
Assessment
| Assessed total | $687,000 |
|---|---|
| Land / improvements | $514,000 / $173,000 (75% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 1.1 asking under assessment |
| BCA folio | 570.06340.159 |
BC Assessment via SCRD parcel layer · fetched 2026-08-03T05:55
Open questions
- Septic/well: age, last pump-out, and any permits on file? Get the well log and water potability test.
- 59 days on market — ask the listing agent why it hasn't moved.