$349,000 GREY
5735 Naylor Rd, Sandy Hook
1 bd · 1.0 ba · 650 sqft
· 9,710 sqft lot
· built 1963
· 123 DOM · MLS R3106763
As-is / where-is
Oil-tank era
Listing: Redfin search · fetched 2026-08-03T07:15
Description
Opportunity in Tuwanek! This 1963-built home sits on a beautiful, tiered lot with mature trees, offering a peaceful, natural setting. Located in a quiet area, it’s ideal for those looking to enjoy the outdoors or escape the city. Just minutes to nearby beaches and the trails at Hidden Grove, the location is truly special. The home requires significant work and is best suited for buyers with vision and creativity, or those considering a future build. Being sold as is, where is.
From listing remarks (RE/MAX Oceanview Realty)
Rating 28 /100 · incomplete data — ceiling 47
| Equity | 0/40 | no ARV — unscored | |
| Cash flow | 20.5/30 | +158/mo | |
| Suite-arb | 2.6/15 | zone permits a suite; other conditions short | |
| Motivation | 5.2/15 | 123d on market, no cuts — anchored seller, asking 140% of assessed |
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.
- 123 days on market vs a 59-day median — but ZERO price cuts, so this reads as an anchored seller, not a motivated one.
- Asking only 140% of assessed value — a genuine discount to the roll, not the usual 1-2%.
Support score 0.23 — 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 = $349,000 + $40,000 + $7,480 = $396,480
ARV = — → limit = 85% × ARV = —
margin = —
Rent — UNKNOWN
est. rent >= 0.40% x ARV
est. rent = $2,460/mo (whole house (1bd) $2,460)
floor = 0.4% × ARV — = —/mo
rents table: Sechelt · as of 2026-08-02
Cash flow — PASS
rent - carrying >= -800/mo (PM-managed, typical rent, at ask)
payment $1,398 (loan $279,200 @ 4.4%/30y)
+ tax $254 (mls) + ins $158 + maint $123 + vac $148 + PM $221
carrying = $2,302/mo · rent $2,460 → cash flow = $158/mo (floor $-800)
Suite-arb — FAIL
zone permits suite AND sqft >= 1,900 AND no suite language AND $/sqft < community median
zone R-1 suite:yes · sqft 650 (min 1,900)
suite language: no · $/sqft 537 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 |
|---|---|---|---|---|
| $349,000 | +$379 | +$158 | +$708 | +$453 |
| $331,550 −5.0% | +$449 | +$228 | +$777 | +$523 |
| $319,335 −8.5% | +$498 | +$277 | +$826 | +$572 |
Rents: rents.yaml as of 2026-08-02 · financing from criteria.yaml
Comps & ARV
No ARV yet — 3 comps within 3.0km but only 1 within ±30% of 650 sqft — no ARV rather than a bad one. (3 solds nearby; comps backfill runs nightly.)
Solds from Redfin sold-search + public-records sale prices (belowTheFold)
Price & sale history
| 2026-08-03 | new | 349000 first seen at $349,000 |
| 2026-06-05 | Price Changed | $349,000 GVR |
| 2026-04-02 | Listed | $359,000 GVR |
History: Redfin belowTheFold · fetched 2026-08-03T07:45
· events observed by Coastwatch
Zoning & land
R-1 — Large Lot, Low Density Residential suite OK
Single-unit dwelling zone in all three bylaws, but the suite path differs. Areas B/D/E/F: suite permitted on any parcel EXCEPT inside an SCRD wastewater service area — check that first, it is the one thing that kills it outright. Also an auxiliary dwelling unit over 2000 m2 and a second single-unit dwelling over 3500 m2. Area A: no general suite right at all; an auxiliary dwelling unit needs over 2000 m2, a second dwelling needs 4000 m2. Sechelt R-1: secondary suite is a listed accessory use, plus a detached accessory dwelling unit at 2000 m2 and up (unsewered large-lot zone). [Bylaw 722.9 s.5.1.1(h), s.5.24.1, s.7.1.2; Bylaw 337 s.601.1; Bylaw 580 s.1.1.2-1.1.3]
- Slope greater than 20% to 30% — Steep-slope DPA: a geotechnical engineer's report is required for foundation work. This is the one that most often kills a lower-level suite excavation.
| PID | 009-367-799 |
|---|---|
| Parcel | 5735 NAYLOR RD (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 | $490,200 |
|---|---|
| Land / improvements | $458,000 / $32,200 (93% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 1.4 asking under assessment |
| BCA folio | 570.06895.000 |
BC Assessment via SCRD parcel layer · fetched 2026-08-03T05:55
Open questions
- Built 1963 — oil-tank era. Ask for a tank scan or decommissioning certificate.
- As-is/estate/court sale — no seller disclosures. Budget a thorough inspection; ask what the court/estate timeline is.
- Slope greater than 20% to 30%: Steep-slope DPA: a geotechnical engineer's report is required for foundation work. This is the one that most often kills a lower-level suite excavation.
- 123 days on market — ask the listing agent why it hasn't moved.