$749,999 GREY SUITE-ARB
5607 Wakefield Rd, West Sechelt
4 bd · 2.0 ba · 2,320 sqft
· 7,854 sqft lot
· built 1980
· 48 DOM · MLS R3136340
Suite potential (per listing)Court ordered
Oil-tank era
Listing: Redfin search · fetched 2026-08-03T07:15
Description
Solid and updated this 2-story, 4-bedroom residence is situated on a level, fully fenced property within the West Sechelt catchment. This property boasts numerous upgrades, including flooring, paint, kitchen, and bath. A detached shop/garage and spacious carport for lots of covered parking and an insulated 20-foot shipping container for extra workshop or storage. The floor plan is ideally suited for a family home, with the added option to add a downstairs suite for mortgage assistance. This represents excellent value for the area; interested parties are encouraged to contact their realtor to schedule a viewing today.
From listing remarks (Sutton Group-West Coast Realty)
Rating 49 /100
| Equity | 32.9/40 | +84,583 vs limit (+8.1% of ARV) | |
| Cash flow | 0/30 | -885/mo | |
| Suite-arb | 15.0/15 | add-a-suite opportunity, unpriced | |
| Motivation | 0.7/15 | 49d on market, no cuts — anchored seller |
Offer case
Price can't fix this. rent test — needs 4,189/mo vs 3,400 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.
- ARV confidence is LOW (thin or unrenovated comps) — the target price below could be off by 10%+ in either direction.
Support score 0.0 — evidence weight that this seller
would entertain the discount. Not a prediction; a checklist with numbers.
The four tests
Equity — PASS
(price + $40,000 reno + PTT+legal closing) <= 85% x ARV
all-in = $749,999 + $40,000 + $15,500 = $805,499
ARV = $1,047,155 → limit = 85% × ARV = $890,082
margin = $84,583
Rent — FAIL
est. rent >= 0.40% x ARV
est. rent = $3,400/mo (whole house (4bd) $3,400)
floor = 0.4% × ARV $1,047,155 = $4,189/mo
rents table: Sechelt · as of 2026-08-02
Cash flow — FAIL
rent - carrying >= -800/mo (PM-managed, typical rent, at ask)
payment $3,005 (loan $599,999 @ 4.4%/30y)
+ tax $442 (mls) + ins $158 + maint $170 + vac $204 + PM $306
carrying = $4,285/mo · rent $3,400 → cash flow = $-885/mo (floor $-800)
Suite-arb — PASS
zone permits suite AND sqft >= 1,900 AND no suite language AND $/sqft < community median
zone R-2 suite:yes · sqft 2,320 (min 1,900)
suite language: no · $/sqft 323 vs median 489
Scored 2026-08-03T08:58 · thresholds from criteria.yaml
Cash-flow scenarios $/mo · hover a cell for carrying cost
| Price | $3,400 typical self-managed |
$3,400 typical PM |
$3,900 high self-managed |
$3,900 high PM |
|---|---|---|---|---|
| $749,999 | −$579 | −$885 | −$134 | −$485 |
| $712,499 −5.0% | −$428 | −$734 | +$17 | −$334 |
| $686,249 −8.5% | −$323 | −$629 | +$122 | −$229 |
Rents: rents.yaml as of 2026-08-02 · financing from criteria.yaml
Comps & ARV
ARV $1,047,155 — median $/sqft of 19 size-matched comps x 112% reno uplift (only 2 renovated comps found) · confidence low ($/sqft used: 403)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 5567 Calli Pl | 0.4 km | 2,383 | ~$896,576 | 376 | 2026-01-02 | |
| 5439 Mason Rd | 0.76 km | 2,550 | ~$730,724 | 287 | 2026-06-03 | |
| 5656 Cook Pl | 0.81 km | 2,330 | ~$876,089 | 376 | 2026-05-19 | ✓ |
| 5621 Nickerson Rd | 1.08 km | 1,884 | ~$759,992 | 403 | 2026-03-23 | |
| 5457 Carnaby Pl | 1.13 km | 2,087 | ~$770,724 | 369 | 2026-06-11 | |
| 5642 Nickerson Rd | 1.14 km | 2,052 | ~$866,040 | 422 | 2025-11-05 | |
| 6308 Jasper Rd | 1.15 km | 1,793 | ~$838,040 | 467 | 2026-04-20 | |
| 6318 Picadilly Pl | 1.17 km | 1,968 | ~$828,284 | 421 | 2025-08-18 | |
| ~ = 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: $570,000, 2020-08-31 — asking +31.6%
| 2026-08-03 | new | 749999 first seen at $749,999 |
| 2026-06-15 | Listed | $749,999 GVR |
| 2020-08-31 | Sold (Public Records) | $570,000 Public Records |
| 2020-07-04 | Listed | $569,000 GVR |
History: Redfin belowTheFold · fetched 2026-08-03T07:45
· events observed by Coastwatch
Zoning & land
R-2 — Low Density Residential suite OK
Areas B/D/E/F: single-unit dwelling zone, so a suite is permitted (watch the wastewater service area carve-out), plus an auxiliary dwelling unit over 2000 m2 and an additional single-unit or two-unit dwelling over 3500 m2. Area A: over 2000 m2 gets a duplex second unit OR one auxiliary dwelling unit, over 4000 m2 a second single-unit dwelling; max 2 units. Sechelt R-2: secondary suite plus SSMUH — up to 4 units where BOTH community water and sanitary sewer are present, otherwise 900 m2 for a detached accessory dwelling unit. [Bylaw 722.9 s.7.2.2, s.5.24; Bylaw 337 s.611.1-611.2; Bylaw 580 s.1.2.2-1.2.5]
| PID | 004-079-957 |
|---|---|
| Parcel | 5607 WAKEFIELD 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 | $720,000 |
|---|---|
| Land / improvements | $514,000 / $206,000 (71% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 0.96 |
| BCA folio | 570.02101.114 |
BC Assessment via SCRD parcel layer · fetched 2026-08-03T05:55
Open questions
- Confirm suite legality with the planning department — zone says yes, verify parcel specifics (parking, servicing, floor-area cap).
- Listing itself advertises suite potential — ask what's already roughed in (plumbing, separate entrance, ceiling height).
- Built 1980 — 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.
- 48 days on market — ask the listing agent why it hasn't moved.