$725,000 GREY
6317 Williams Pl, West Sechelt
3 bd · 2.0 ba · 1,245 sqft
· 5,755 sqft lot
· built 2003
· 60 DOM · MLS R3132152
Septic / well
Listing: Redfin search · fetched 2026-08-03T07:15
Description
Welcome to this well-cared-for, one-owner home in sunny West Sechelt! Tucked away at the end of a quiet cul-de-sac, this 3-bedroom, 2-bathroom home offers a bright and functional layout with vaulted ceilings, a cozy natural gas fireplace, and an open-concept kitchen and dining area with access to a private patio. The south-facing, fully fenced backyard enjoys all-day sun and features mature landscaping, a large garden area, and garden shed. A double garage plus extra open parking. Recent updates include a newer roof, hot water tank, washer, and dryer. Just one block from Cascade Park and within walking distance to West Sechelt Elementary, transit, and amenities. Easy to show. * * OPEN HOUS
From listing remarks (RE/MAX City Realty)
Rating 6 /100
| Equity | 0/40 | -108,011 vs limit (-13.7% of ARV) | |
| Cash flow | 0/30 | -1,110/mo | |
| Suite-arb | 4.9/15 | zone permits a suite; other conditions short | |
| Motivation | 1.1/15 | 61d on market, no cuts — anchored seller |
Offer case
Price can't fix this. rent test — needs 3,162/mo vs 3,000 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.
- 61 days on market vs a 59-day median — but ZERO price cuts, so this reads as an anchored seller, not a motivated one.
Support score 0.08 — 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 = $725,000 + $40,000 + $15,000 = $780,000
ARV = $790,575 → limit = 85% × ARV = $671,989
margin = $-108,011
Rent — FAIL
est. rent >= 0.40% x ARV
est. rent = $3,000/mo (whole house (3bd) $3,000)
floor = 0.4% × ARV $790,575 = $3,162/mo
rents table: Sechelt · as of 2026-08-02
Cash flow — FAIL
rent - carrying >= -800/mo (PM-managed, typical rent, at ask)
payment $2,904 (loan $580,000 @ 4.4%/30y)
+ tax $447 (mls) + ins $158 + maint $150 + vac $180 + PM $270
carrying = $4,110/mo · rent $3,000 → cash flow = $-1,110/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 1,245 (min 1,900)
suite language: no · $/sqft 582 vs median 489
Scored 2026-08-03T08:51 · thresholds from criteria.yaml
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 |
Rents: rents.yaml as of 2026-08-02 · financing from criteria.yaml
Comps & ARV
ARV $790,575 — 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 |
|---|---|---|---|---|---|---|
| 5641 Nickerson Rd | 0.13 km | 1,487 | ~$805,035 | 541 | 2026-03-06 | ✓ |
| 6307 Homestead Ave | 0.15 km | 1,403 | ~$775,761 | 553 | 2026-01-24 | ✓ |
| 5592 Curtis Pl | 0.47 km | 1,358 | ~$973,848 | 717 | 2025-11-14 | ✓ |
| 5808 Anchor Rd | 2.03 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: $177,067, 2003-09-30 — asking +309.4%
| 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 |
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 | 025-484-613 |
|---|---|
| Parcel | 6317 WILLIAMS 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 | $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 |
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.
- 60 days on market — ask the listing agent why it hasn't moved.