$349,000 GREEN
Description
Rating 67 /100
| Equity | 38.4/40 | +59,639 vs limit (+11.1% of ARV) | |
| Cash flow | 20.5/30 | +158/mo | |
| Suite-arb | 2.6/15 | zone permits a suite; other conditions short | |
| Motivation | 5.2/15 | 139d on market, no cuts — anchored seller, asking 140% of assessed |
Offer case
Passes at the asking price of $349,000.
EVIDENCE
- Coast-wide, homes sell at 97.6% of list — a 2.4% discount is simply normal here.
- 139 days on market vs a 69-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%.
- Asking $537/sqft where comparable homes sold at $502/sqft (+7%) — the ask is above the local clearing price.
- ARV confidence is LOW (thin or unrenovated comps) — the target price below could be off by 10%+ in either direction.
The four tests
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 |
Comps & ARV
ARV $536,611
range $482,966 – $960,131
(about half of comparable sales landed inside this band)
median $/sqft of 7 nearest size-matched sales × 101% paired reno premium (7 priced from list × measured sale ratio — ~3y registration lag), blended 70%/30% with assessed × 1.03 (sale/assessed, renovated) · confidence low
($/sqft used: 848)
Cross-check: comps say $556,712, BC Assessment × sale ratio says $489,710 (+14% apart)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 6815 Sandy Hook Trail | 2.05 km | 767 | ~$975,424 | 1,272 | 2026-01-20 | |
| 5699 Trident Ave | 6.27 km | 801 | ~$532,138 | 664 | 2026-02-11 | |
| 980 Woodley Rd | 16.38 km | 800 | ~$659,070 | 824 | 2025-11-06 | |
| 890 Trower Lane | 21.97 km | 783 | ~$663,854 | 848 | 2025-09-10 | |
| 394 Pratt Rd | 22.78 km | 600 | ~$975,424 | 1,626 | 2026-04-02 | |
| 619 Marine Dr | 23.52 km | 670 | ~$682,504 | 1,019 | 2025-12-18 | |
| 327 Headlands Rd | 24.05 km | 817 | ~$643,448 | 788 | 2025-09-30 | |
| ~ = final list price × measured sale ratio (BC title registration lags ~3 years, so recent solds have no registered price; the proxy is within ~2% of the registered price when both exist) | ||||||
Price & sale history
| 2026-08-19 | delisted | absent from search results |
| 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 |
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 |
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 |
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.
- 138 days on market — ask the listing agent why it hasn't moved.