$775,000 GREY
1175 Marine Dr, West Howe Sound
3 bd · 1.5 ba · 1,788 sqft
· 7,987 sqft lot
· built 1974
· 114 DOM · MLS R3110116
Oil-tank era
Listing: Redfin search · fetched 2026-08-03T07:15
Description
Mid-century meets West Coast in this beautifully styled 3-bedroom home. Vaulted ceilings, clerestory windows, and a classic brick fireplace anchor the open-concept living space, with dreamy through-the-trees views of the North Shore Mountains. Updated with fresh paint, a new hot water tank, and a refreshed kitchen — truly move-in ready. A large patio is perfect for entertaining, plus an extra tall and deep carport for your West Coast toys. Ideally situated fronting Marine Drive and backing onto North Road, just minutes to Hopkins Landing, Soames Beach pier, and the ferry. Perfect for a weekender, commuter, or a family looking to enter the market. Oozing with character and charm &mdash
From listing remarks (RE/MAX City Realty)
Rating 41 /100
| Equity | 26.9/40 | +49,876 vs limit (+4.8% of ARV) | |
| Cash flow | 0/30 | -1,087/mo | |
| Suite-arb | 11.6/15 | zone permits a suite; other conditions short | |
| Motivation | 2.9/15 | 115d on market, no cuts — anchored seller |
Offer case
Price can't fix this. rent test — needs 4,145/mo vs 3,100 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.
- 115 days on market vs a 59-day median — but ZERO price cuts, so this reads as an anchored seller, not a motivated one.
- 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 = $775,000 + $40,000 + $16,000 = $831,000
ARV = $1,036,325 → limit = 85% × ARV = $880,876
margin = $49,876
Rent — FAIL
est. rent >= 0.40% x ARV
est. rent = $3,100/mo (whole house (3bd) $3,100)
floor = 0.4% × ARV $1,036,325 = $4,145/mo
rents table: West Howe Sound · as of 2026-08-02
Cash flow — FAIL
rent - carrying >= -800/mo (PM-managed, typical rent, at ask)
payment $3,105 (loan $620,000 @ 4.4%/30y)
+ tax $304 (mls) + ins $158 + maint $155 + vac $186 + PM $279
carrying = $4,187/mo · rent $3,100 → cash flow = $-1,087/mo (floor $-800)
Suite-arb — FAIL
zone permits suite AND sqft >= 1,900 AND no suite language AND $/sqft < community median
zone R1 suite:yes · sqft 1,788 (min 1,900)
suite language: no · $/sqft 433 vs median 713
Scored 2026-08-03T08:57 · 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 |
|---|---|---|---|---|
| $775,000 | −$808 | −$1,087 | −$497 | −$807 |
| $736,250 −5.0% | −$653 | −$932 | −$342 | −$652 |
| $709,125 −8.5% | −$544 | −$823 | −$233 | −$543 |
Rents: rents.yaml as of 2026-08-02 · financing from criteria.yaml
Comps & ARV
ARV $1,036,325 — median $/sqft of 8 size-matched comps x 112% reno uplift (only 1 renovated comps found) · confidence low ($/sqft used: 518)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 1454 Davidson Rd | 1.11 km | 1,870 | ~$1,062,646 | 568 | 2026-03-09 | |
| 1453 Davidson Rd | 1.12 km | 2,016 | ~$844,067 | 419 | 2026-01-02 | ✓ |
| 454 Central Ave | 1.63 km | 1,566 | ~$1,023,614 | 654 | 2025-09-24 | |
| 538 Reed Rd | 1.72 km | 2,071 | ~$663,446 | 320 | 2025-11-10 | |
| 786 Creekside Cres | 2.53 km | 1,668 | ~$779,664 | 467 | 2025-10-29 | |
| 670 Fairmont Rd | 2.61 km | 2,135 | ~$828,454 | 388 | 2026-01-20 | |
| 614 Glen Rd | 2.73 km | 1,551 | ~$974,824 | 629 | 2026-01-14 | |
| 702 Gibsons Way | 2.79 km | 1,452 | ~$828,454 | 571 | 2026-03-12 | |
| ~ = 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: $74,500, 1989-05-16 — asking +940.3%
| 2026-08-03 | new | 775000 first seen at $775,000 |
| 2026-06-16 | Price Changed | $775,000 GVR |
| 2026-04-10 | Listed | $799,000 GVR |
| 1989-05-16 | Sold (Public Records) | $74,500 Public Records |
| 1985-05-29 | Sold (Public Records) | $49,000 Public Records |
| 1980-12-15 | Sold (Public Records) | $77,000 Public Records |
History: Redfin belowTheFold · fetched 2026-08-03T07:45
· events observed by Coastwatch
Zoning & land
R1 — Residential One suite OK
Single-unit dwelling zone in all three bylaws, but the suite path differs. Areas B/D/E/F: suite permitted on any parcel EXCEPT inside an SCRD wastewater service area — check that first, it is the one thing that kills it outright. Also an auxiliary dwelling unit over 2000 m2 and a second single-unit dwelling over 3500 m2. Area A: no general suite right at all; an auxiliary dwelling unit needs over 2000 m2, a second dwelling needs 4000 m2. Sechelt R-1: secondary suite is a listed accessory use, plus a detached accessory dwelling unit at 2000 m2 and up (unsewered large-lot zone). [Bylaw 722.9 s.5.1.1(h), s.5.24.1, s.7.1.2; Bylaw 337 s.601.1; Bylaw 580 s.1.1.2-1.1.3]
- DPA #5 - Aquifer Protection and Stormwater Management — Aquifer protection DPA: septic siting and well drilling are constrained.
| PID | 011-240-300 |
|---|---|
| Parcel | 1175 MARINE DR (SCRD) |
| Wastewater | none mapped — septic likely (no suite carve-out) |
| Water | well / private — get well log + potability |
| Fire protection | Gibsons/West Howe Sound FPA |
| Bylaw | https://www.scrd.ca/zoning-bylaws/ |
SCRD Planning_ZoningLanduse · fetched 2026-08-03T05:46 · meanings from zoning_rules.yaml (verify before relying)
Assessment
| Assessed total | $833,000 |
|---|---|
| Land / improvements | $615,000 / $218,000 (74% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 1.07 asking under assessment |
| BCA folio | 746.01486.005 |
BC Assessment via SCRD parcel layer · fetched 2026-08-03T06:45
Open questions
- Built 1974 — oil-tank era. Ask for a tank scan or decommissioning certificate.
- No community water system mapped — well supply. Get the well log, flow rate (GPM) and a potability test before subjects come off.
- DPA #5 - Aquifer Protection and Stormwater Management: Aquifer protection DPA: septic siting and well drilling are constrained.
- 114 days on market — ask the listing agent why it hasn't moved.