$624,999 GREY
5977 Shoal Way, West Sechelt
1 bd · 2.0 ba · 539 sqft
· 7,260 sqft lot
· built 2022
· 52 DOM · MLS R3135558
Listing: Redfin search · fetched 2026-08-03T07:15
Description
Here's your opportunity to get into the market with your own detached home for the price of a condo!This brand new contemporary home is small but mighty!Set on a lot of almost 7300sq ft you have lots of opportunities for a large garden that flanks the entire home. This architectural home offers a bright living space with large picture windows over looking the garden. It features a dine in kitchen, with a living room adjacent. You will find both laundry and a separate guest bathroom on this level also. Step down & you enter the bedroom with ensuite bathroom. There's two additional sleeping lofts that add versatility to this home. With being newly built the home is rated Step 1 of the B
From listing remarks (RE/MAX City Realty)
Rating 3 /100 · incomplete data — ceiling 5
| Equity | 0/40 | no ARV — unscored | |
| Cash flow | 0/30 | -969/mo | |
| Suite-arb | 2.1/15 | zone permits a suite; other conditions short | |
| Motivation | 0.8/15 | 53d on market, no cuts — anchored seller |
Offer case
Price can't fix this. no ARV or rent estimate — cannot solve
EVIDENCE
- Coast-wide, homes sell at 97.6% of list — a 2.4% discount is simply normal here.
Support score 0.0 — evidence weight that this seller
would entertain the discount. Not a prediction; a checklist with numbers.
The four tests
Equity — UNKNOWN
(price + $40,000 reno + PTT+legal closing) <= 85% x ARV
all-in = $624,999 + $40,000 + $13,000 = $677,999
ARV = — → limit = 85% × ARV = —
margin = —
Rent — UNKNOWN
est. rent >= 0.40% x ARV
est. rent = $2,460/mo (whole house (1bd) $2,460)
floor = 0.4% × ARV — = —/mo
rents table: Sechelt · as of 2026-08-02
Cash flow — FAIL
rent - carrying >= -800/mo (PM-managed, typical rent, at ask)
payment $2,504 (loan $499,999 @ 4.4%/30y)
+ tax $275 (mls) + ins $158 + maint $123 + vac $148 + PM $221
carrying = $3,429/mo · rent $2,460 → cash flow = $-969/mo (floor $-800)
Suite-arb — FAIL
zone permits suite AND sqft >= 1,900 AND no suite language AND $/sqft < community median
zone R-2 suite:yes · sqft 539 (min 1,900)
suite language: no · $/sqft 1,160 vs median 489
Scored 2026-08-03T08:51 · thresholds from criteria.yaml
Cash-flow scenarios $/mo · hover a cell for carrying cost
| Price | $2,460 typical self-managed |
$2,460 typical PM |
$2,829 high self-managed |
$2,829 high PM |
|---|---|---|---|---|
| $624,999 | −$748 | −$969 | −$420 | −$674 |
| $593,749 −5.0% | −$623 | −$844 | −$294 | −$549 |
| $571,874 −8.5% | −$535 | −$757 | −$207 | −$461 |
Rents: rents.yaml as of 2026-08-02 · financing from criteria.yaml
Comps & ARV
No ARV yet — 33 comps within 3.0km but only 0 within ±30% of 539 sqft — no ARV rather than a bad one. (33 solds nearby; comps backfill runs nightly.)
Solds from Redfin sold-search + public-records sale prices (belowTheFold)
Price & sale history
| 2026-08-03 | new | 624999 first seen at $624,999 |
| 2026-06-11 | Listed | $624,999 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]
- Slope greater than 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 | 023-106-433 |
|---|---|
| Parcel | 5973 SHOAL WAY (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 | $606,000 |
|---|---|
| Land / improvements | $410,000 / $196,000 (68% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 0.97 |
| BCA folio | 570.00333.129 |
BC Assessment via SCRD parcel layer · fetched 2026-08-03T06:45
Open questions
- Slope greater than 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.
- 52 days on market — ask the listing agent why it hasn't moved.