$449,999 GREY
427 Collingwood Rd, West Howe Sound
3 bd · 1.0 ba · 1,117 sqft
· 4,889 sqft lot
· built 1974
· 161 DOM · MLS R3102987
Septic / well
Oil-tank era
Listing: Redfin search · fetched 2026-09-02T07:15
Description
Try your offer on this charming 3-bed Keats Island retreat, where childhood memories are waiting to be made. Nestled just steps from the sandy shores of East Beach, this classic cabin radiates vintage character with its soaring vaulted wood ceilings and a cozy floor-to-ceiling brick fireplace perfect for family game nights. The 4889 sq ft lot features a wrap-around sundeck designed for sun-drenched summer dinners and lazy afternoons. Updates include a brand new septic system, a newer roof, plumbing and a hot water tank. Ideally located only a 5-min stroll from the Eastbourne dock, you enjoy quick, stress-free access to Van and Langdale. With reliable internet and ready for your personal tou
From listing remarks (Royal LePage Elite West)
The four tests
Equity — UNKNOWN
(price + $40,000 reno + $5,000 closing) <= 85% x ARV
all-in = $499,999 + $40,000 + $5,000 = $544,999
ARV = — → limit = 85% × ARV = —
margin = —
Rent — UNKNOWN
est. rent >= 0.40% x ARV
est. rent = $3,100/mo (whole house (3bd) $3,100)
floor = 0.4% × ARV — = —/mo
rents table: West Howe Sound · as of 2026-08-02
Cash flow — PASS
rent - carrying >= -800/mo (PM-managed, typical rent, at ask)
payment $2,003 (loan $399,999 @ 4.4%/30y)
+ tax $185 (mls) + ins $158 + maint $155 + vac $186 + PM $279
carrying = $2,966/mo · rent $3,100 → cash flow = $134/mo (floor $-800)
Suite-arb — FAIL
zone permits suite AND sqft >= 1,900 AND no suite language AND $/sqft < community median
zone ? suite:no · sqft 1,117 (min 1,900)
suite language: no · $/sqft 448 vs median 508
Scored 2026-08-03T06:55 · thresholds from criteria.yaml
Cash-flow scenarios $/mo · hover a cell for carrying cost
| Price | $3,100 typical self-managed |
$3,100 typical PM |
$3,450 high self-managed |
$3,450 high PM |
|---|---|---|---|---|
| $449,999 | +$613 | +$334 | +$925 | +$614 |
| $427,499 −5.0% | +$703 | +$424 | +$1,015 | +$704 |
| $411,749 −8.5% | +$766 | +$487 | +$1,078 | +$767 |
Rents: rents.yaml as of 2026-08-02 · financing from criteria.yaml
Comps & ARV
No ARV yet — only 0 usable comps within 3.0km — no ARV. (0 solds nearby; comps backfill runs nightly.)
Solds from Redfin sold-search + public-records sale prices (belowTheFold)
Price & sale history
| 2026-09-02 | delisted | absent from search results |
| 2026-08-07 | price_cut | 499999 → 449999 -10.0% |
| 2026-08-03 | new | 499999 first seen at $499,999 |
| 2026-05-08 | Price Changed | $499,999 GVR |
| 2026-03-24 | Listed | $520,000 GVR |
History: Redfin belowTheFold · fetched 2026-08-03T05:45
· events observed by Coastwatch
Zoning & land
Unknown zone no suite / unknown
Zone not recognised. Check the bylaw before assuming anything.
| PID | 009-445-781 |
|---|---|
| Parcel | 427 COLLINGWOOD RD (SCRD) |
| Wastewater | none mapped — septic likely (no suite carve-out) |
| Water | Eastbourne system |
| Fire protection | none — insurance loads heavily |
— · fetched 2026-08-03T05:46 · meanings from zoning_rules.yaml (verify before relying)
Assessment
| Assessed total | $515,000 |
|---|---|
| Land / improvements | $415,000 / $100,000 (81% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 1.14 asking under assessment |
| BCA folio | 746.04814.000 |
BC Assessment via SCRD parcel layer · fetched 2026-08-03T05:55
Open questions
- Built 1974 — oil-tank era. Ask for a tank scan or decommissioning certificate.
- Septic/well: age, last pump-out, and any permits on file? Get the well log and water potability test.
- Outside every fire protection area — insurance will be heavily loaded or declined. Get a quote BEFORE offering.
- Zone None isn't in my rules file — read the bylaw and add it to zoning_rules.yaml.
- 161 days on market — ask the listing agent why it hasn't moved.