$699,900 AMBER
Description
Rating 85 /100
| Equity | 40.0/40 | +178,804 vs limit (+16.3% of ARV) | |
| Cash flow | 30.0/30 | +1,178/mo | |
| Suite-arb | 8.2/15 | suite exists — value already in the rent | |
| Motivation | 7.0/15 | 57d on market, 1 cut(s), asking 119% of assessed |
Offer case
GREEN at $609,000 — that's $90,900 (13.0%) below the $699,900 ask. Long shot
EVIDENCE
- Coast-wide, homes sell at 97.6% of list — a 2.4% discount is simply normal here.
- 1 price cut(s) already — the seller has shown they will move.
- Asking only 119% of assessed value — a genuine discount to the roll, not the usual 1-2%.
- Already asking below the $495/sqft local sold level — little room to push.
- 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 | $5,700 typical self-managed |
$5,700 typical PM |
$6,450 high self-managed |
$6,450 high PM |
|---|---|---|---|---|
| $699,900 | +$1,691 | +$1,178 | +$2,358 | +$1,778 |
| $664,905 −5.0% | +$1,831 | +$1,318 | +$2,499 | +$1,918 |
| $640,408 −8.5% | +$1,929 | +$1,416 | +$2,597 | +$2,016 |
Comps & ARV
ARV $1,097,885
range $778,781 – $1,537,123
(about half of comparable sales landed inside this band)
median $/sqft of 8 renovated size-matched sales (8 priced from list × measured sale ratio — ~3y registration lag), blended 70%/30% with assessed × 1.03 (sale/assessed, renovated) · confidence low
($/sqft used: 376)
Cross-check: comps say $1,212,976, BC Assessment × sale ratio says $829,338 (+46% apart — disagreement this large triples comp error historically)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 6355 Baillie Rd | 5.25 km | 2,288 | ~$1,220,500 | 533 | 2026-01-22 | ✓ |
| 5656 Cook Pl | 5.79 km | 2,330 | ~$876,807 | 376 | 2026-05-19 | ✓ |
| 6540 Jasper Rd | 6.09 km | 3,494 | ~$1,244,910 | 356 | 2026-05-20 | ✓ |
| 7462 Redrooffs Rd | 10.11 km | 2,851 | ~$828,964 | 291 | 2025-10-23 | ✓ |
| 522 Eaglecrest Dr | 16.19 km | 2,375 | ~$1,171,679 | 493 | 2026-01-09 | ✓ |
| 107 Mahan Rd | 16.25 km | 2,423 | ~$1,932,296 | 797 | 2026-02-17 | ✓ |
| 749 Winn Rd | 16.56 km | 3,640 | ~$1,414,804 | 389 | 2026-04-08 | ✓ |
| 650A Dulcie Rd | 21.29 km | 2,308 | ~$649,306 | 281 | 2026-03-05 | ✓ |
| ~ = 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: $409,000, 2008-08-15 — asking +71.1%
| 2026-08-08 | relist | time-on-market reset — relisted |
| 2026-08-08 | price_cut | 759000 → 699900 -7.8% |
| 2026-08-03 | new | 759000 first seen at $759,000 |
| 2026-08-06 | Listed | $699,900 GVR |
| 2008-08-15 | Sold (Public Records) | $409,000 Public Records |
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 | 007-674-937 |
|---|---|
| Parcel | 4902 LAUREL AVE (Sechelt) |
| Wastewater | District of Sechelt sewer service |
| Water | Chapman system |
| Fire protection | Sechelt FPA |
Assessment
| Assessed total | $831,000 |
|---|---|
| Land / improvements | $670,000 / $161,000 (81% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 1.19 asking under assessment |
| BCA folio | 570.03394.090 |
Open questions
- Is the suite authorized? Ask for permits and final inspection sign-off.
- Built 1978 — oil-tank era. Ask for a tank scan or decommissioning certificate.
- 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.
- 51 days on market — ask the listing agent why it hasn't moved.