$739,900 GREEN
760 Hillcrest Rd, Gibsons
4 bd · 2.0 ba · 1,328 sqft
· 6,277 sqft lot
· built 1999
· 62 DOM · MLS R3131005
Has suiteCourt ordered
Listing: Redfin search · fetched 2026-08-03T07:15
Description
Welcome to your future home nestled in upper Gibsons. This very well maintained 4 bed 2 bath one level home offers comfort, a bright living space and convenience to all of the nearby shops, restaurants and schools. The spacious floor plan provides ample room for families or individuals seeking room to grow. Complete with a wood stove for those cooler days and a newer deck to enjoy those warmer days. The property is easy maintenance and includes a separate double car garage and room for workshop with plenty of storage. Or turn it into a secondary suite. Don't miss this opportunity to join a vibrant community with friendly neighbours and a welcoming atmosphere. Contact us today to schedule a
From listing remarks (Sotheby's International Realty Canada)
The four tests
Equity — PASS
(price + $40,000 reno + $5,000 closing) <= 85% x ARV
all-in = $739,900 + $40,000 + $5,000 = $784,900
ARV = $1,053,795 → limit = 85% × ARV = $895,726
margin = $110,826
Rent — PASS
est. rent >= 0.40% x ARV
est. rent = $5,650/mo (main dwelling (3bd) $3,300 + suite (suite_2bed) $2,350)
floor = 0.4% × ARV $1,053,795 = $4,215/mo
rents table: Gibsons · as of 2026-08-02
Cash flow — PASS
rent - carrying >= -800/mo (PM-managed, typical rent, at ask)
payment $2,964 (loan $591,920 @ 4.4%/30y)
+ tax $434 (mls) + ins $158 + maint $282 + vac $339 + PM $508
carrying = $4,686/mo · rent $5,650 → cash flow = $964/mo (floor $-800)
Suite-arb — N/A — SUITE ALREADY EXISTS
Arb = adding a suite the price doesn't reflect. This one has its suite — the income is already counted in the Rent and Cash-flow tests instead.
zone permits suite AND sqft >= 1,900 AND no suite language AND $/sqft < community median
zone RL-1 suite:yes · sqft 1,328 (min 1,900)
suite language: yes · $/sqft 557 vs median 529
Scored 2026-08-03T06:55 · thresholds from criteria.yaml
Cash-flow scenarios $/mo · hover a cell for carrying cost
| Price | $5,650 typical self-managed |
$5,650 typical PM |
$6,250 high self-managed |
$6,250 high PM |
|---|---|---|---|---|
| $739,900 | +$1,472 | +$964 | +$2,006 | +$1,444 |
| $702,905 −5.0% | +$1,621 | +$1,112 | +$2,155 | +$1,592 |
| $677,008 −8.5% | +$1,724 | +$1,216 | +$2,258 | +$1,696 |
Rents: rents.yaml as of 2026-08-02 · financing from criteria.yaml
Comps & ARV
ARV $1,053,795
median $/sqft of 4 nearby solds x 112% reno uplift (only 0 renovated comps found) · confidence low
($/sqft used: 708)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 614 Glen Rd | 0.66 km | 1,551 | ~$976,722 | 630 | 2026-01-14 | |
| 636 Bay Rd | 1.4 km | 1,445 | ~$1,758,882 | 1,217 | 2026-01-30 | |
| 998 Fircrest Rd | 1.51 km | 1,594 | ~$732,297 | 459 | 2025-09-03 | |
| 1051 Gower Point Rd | 2.73 km | 1,490 | ~$1,173,142 | 787 | 2026-02-23 | |
| ~ = 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) | ||||||
Solds from Redfin sold-search + public-records sale prices (belowTheFold)
Price & sale history
| 2026-08-03 | new | 739900 first seen at $739,900 |
| 2026-06-02 | Listed | $739,900 GVR |
| 2010-06-01 | Listed | $299,990 GVR |
History: Redfin belowTheFold · fetched 2026-08-03T05:45
· events observed by Coastwatch
Zoning & land
RL-1 — RL-1 - Low-Density Residential Zone suite OK
Gibsons Low-Density Residential. Far stronger than a suite: THREE dwelling units on lots up to 280 m2 and FOUR on anything larger, max four units per building, 325 m2 GFA cap for a standalone dwelling. Rear building height of 6.5 m within 7.5 m of the rear lot line is what makes suites-above-garages and laneway homes work where there is a lane. Minimum lot area 280 m2. [gibsons.ca Bylaw 1342 s.2.2.1]
- Aquifer Protection DPA: Aquifer Protection Sub Area 3 — Aquifer protection DPA: septic siting and well drilling are constrained.
| PID | 027-772-136 |
|---|---|
| Parcel | 760 HILLCREST RD (Gibsons) |
| Wastewater | Town of Gibsons sewer service |
| Water | Gibsons Zone 2 - Gibsons Aquifer system |
| Fire protection | Gibsons/West Howe Sound FPA |
Town of Gibsons Zoning Bylaw (current, via Property Viewer service) · fetched 2026-08-03T05:46 · meanings from zoning_rules.yaml (verify before relying)
Assessment
| Assessed total | $883,000 |
|---|---|
| Land / improvements | $544,000 / $339,000 (62% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 1.19 asking under assessment |
| BCA folio | 524.00929.010 |
BC Assessment via SCRD parcel layer · fetched 2026-08-03T05:55
Open questions
- Is the suite authorized? Ask for permits and final inspection sign-off.
- As-is/estate/court sale — no seller disclosures. Budget a thorough inspection; ask what the court/estate timeline is.
- Aquifer Protection DPA: Aquifer Protection Sub Area 3: Aquifer protection DPA: septic siting and well drilling are constrained.
- 62 days on market — ask the listing agent why it hasn't moved.