$799,000 AMBER
Description
Rating 71 /100
| Equity | 36.8/40 | +117,478 vs limit (+10.3% of ARV) | |
| Cash flow | 13.4/30 | -175/mo | |
| Suite-arb | 8.2/15 | suite exists — value already in the rent | |
| Motivation | 12.8/15 | 127d on market, 1 cut(s), asking 121% of assessed |
Offer case
GREEN at $636,000 — that's $163,000 (20.4%) below the $799,000 ask. Worth an offer
EVIDENCE
- Coast-wide, homes sell at 97.6% of list — a 2.4% discount is simply normal here.
- 127 days on market vs a 60-day median.
- 1 price cut(s) already — the seller has shown they will move.
- Asking only 121% 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 | $4,760 typical self-managed |
$4,760 typical PM |
$5,379 high self-managed |
$5,379 high PM |
|---|---|---|---|---|
| $799,000 | +$253 | −$175 | +$804 | +$320 |
| $759,050 −5.0% | +$413 | −$15 | +$964 | +$480 |
| $731,085 −8.5% | +$525 | +$97 | +$1,076 | +$592 |
Comps & ARV
ARV $1,144,657
range $811,959 – $1,602,606
(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 $1,221,624, BC Assessment × sale ratio says $965,066 (+27% apart — disagreement this large triples comp error historically)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 6355 Baillie Rd | 0.66 km | 2,288 | ~$1,220,500 | 533 | 2026-01-22 | ✓ |
| 5656 Cook Pl | 0.95 km | 2,330 | ~$876,807 | 376 | 2026-05-19 | ✓ |
| 6540 Jasper Rd | 1.23 km | 3,494 | ~$1,244,910 | 356 | 2026-05-20 | ✓ |
| 7462 Redrooffs Rd | 5.31 km | 2,851 | ~$828,964 | 291 | 2025-10-23 | ✓ |
| 522 Eaglecrest Dr | 21.04 km | 2,375 | ~$1,171,679 | 493 | 2026-01-09 | ✓ |
| 107 Mahan Rd | 21.14 km | 2,423 | ~$1,932,296 | 797 | 2026-02-17 | ✓ |
| 749 Winn Rd | 21.42 km | 3,640 | ~$1,414,804 | 389 | 2026-04-08 | ✓ |
| 650A Dulcie Rd | 25.74 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: $720,000, 2018-05-15 — asking +11.0%
| 2026-09-24 | price_cut | 850000 → 799000 -6.0% |
| 2026-08-03 | new | 850000 first seen at $850,000 |
| 2026-09-24 | Price Changed | $799,000 GVR |
| 2026-07-27 | Price Changed | $850,000 GVR |
| 2026-06-12 | Price Changed | $890,000 GVR |
| 2026-05-28 | Listed | $938,000 GVR |
| 2018-05-15 | Sold (Public Records) | $720,000 Public Records |
| 2018-01-06 | Listed | $749,000 GVR |
| 1993-01-06 | Sold (Public Records) | $54,000 Public Records |
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 | 017-638-828 |
|---|---|
| Parcel | 6217 NORWEST BAY RD (Sechelt) |
| Wastewater | District of Sechelt sewer service |
| Water | Chapman system |
| Fire protection | Sechelt FPA |
Assessment
| Assessed total | $967,000 |
|---|---|
| Land / improvements | $577,000 / $390,000 (60% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 1.21 asking under assessment |
| BCA folio | 570.06350.100 |
Open questions
- Is the suite authorized? Ask for permits and final inspection sign-off.
- Septic/well: age, last pump-out, and any permits on file? Get the well log and water potability test.
- 122 days on market — ask the listing agent why it hasn't moved.