$725,000 GREY
Description
Rating 7 /100
| Equity | 0/40 | -166,280 vs limit (-23.0% of ARV) | |
| Cash flow | 0/30 | -1,110/mo | |
| Suite-arb | 4.9/15 | zone permits a suite; other conditions short | |
| Motivation | 2.4/15 | 105d on market, no cuts — anchored seller |
Offer case
GREEN at $515,000 — that's $210,000 (29.0%) below the $725,000 ask. Long shot
EVIDENCE
- Coast-wide, homes sell at 97.7% of list — a 2.3% discount is simply normal here.
- 105 days on market vs a 61-day median — but ZERO price cuts, so this reads as an anchored seller, not a motivated one.
- Asking $582/sqft where comparable homes sold at $500/sqft (+16%) — the ask is above the local clearing price.
The four tests
Cash-flow scenarios $/mo · hover a cell for carrying cost
| Price | $3,000 typical self-managed |
$3,000 typical PM |
$3,450 high self-managed |
$3,450 high PM |
|---|---|---|---|---|
| $725,000 | −$840 | −$1,110 | −$439 | −$750 |
| $688,750 −5.0% | −$695 | −$965 | −$294 | −$605 |
| $663,375 −8.5% | −$593 | −$863 | −$192 | −$503 |
Comps & ARV
ARV $722,024
range $666,656 – $915,063
(about half of comparable sales landed inside this band)
median $/sqft of 11 renovated size-matched sales (11 priced from list × measured sale ratio — ~3y registration lag), blended 70%/30% with assessed × 1.03 (sale/assessed, renovated) · confidence medium
($/sqft used: 579)
Cross-check: comps say $720,855, BC Assessment × sale ratio says $724,752 (-0% apart)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 6270 Homestead Ave | 0.04 km | 1,284 | ~$756,788 | 589 | 2026-01-21 | ✓ |
| 5641 Nickerson Rd | 0.13 km | 1,487 | ~$805,612 | 542 | 2026-03-06 | ✓ |
| 6307 Homestead Ave | 0.15 km | 1,403 | ~$776,318 | 553 | 2026-01-24 | ✓ |
| 5726 Emily Way | 0.2 km | 1,360 | ~$729,446 | 536 | 2026-03-16 | ✓ |
| 5592 Curtis Pl | 0.47 km | 1,358 | ~$974,547 | 718 | 2025-11-14 | ✓ |
| 5808 Anchor Rd | 2.03 km | 1,056 | ~$780,224 | 739 | 2026-02-20 | ✓ |
| 5750 Spindrift St | 2.27 km | 1,176 | ~$556,605 | 473 | 2026-05-10 | ✓ |
| 4657 Whitaker Rd | 6.21 km | 1,104 | ~$781,102 | 708 | 2025-10-08 | ✓ |
| ~ = 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
Seller basis: $177,067, 2003-09-30 — asking +309.4%
| 2026-09-16 | delisted | absent from search results |
| 2026-08-03 | new | 725000 first seen at $725,000 |
| 2026-07-03 | Price Changed | $725,000 GVR |
| 2026-06-03 | Listed | $749,000 GVR |
| 2003-09-30 | Sold (Public Records) | $177,067 Public Records |
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 | 025-484-613 |
|---|---|
| Parcel | 6317 WILLIAMS PL (Sechelt) |
| Wastewater | District of Sechelt sewer service |
| Water | Chapman system |
| Fire protection | Sechelt FPA |
Assessment
| Assessed total | $719,000 |
|---|---|
| Land / improvements | $453,000 / $266,000 (63% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 0.99 |
| BCA folio | 570.06420.110 |
Open questions
- Septic/well: age, last pump-out, and any permits on file? Get the well log and water potability test.
- 103 days on market — ask the listing agent why it hasn't moved.