$679,900 GREY
Description
Rating 8 /100 · incomplete data — ceiling 13
| Equity | 0/40 | no ARV — unscored | |
| Cash flow | 4.0/30 | -615/mo | |
| Suite-arb | 3.6/15 | zone permits a suite; other conditions short | |
| Motivation | 0.5/15 | 45d 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.
The four tests
Cash-flow scenarios $/mo · hover a cell for carrying cost
| Price | $3,150 typical self-managed |
$3,150 typical PM |
$3,500 high self-managed |
$3,500 high PM |
|---|---|---|---|---|
| $679,900 | −$331 | −$615 | −$20 | −$335 |
| $645,905 −5.0% | −$195 | −$479 | +$116 | −$199 |
| $622,108 −8.5% | −$100 | −$383 | +$212 | −$103 |
Comps & ARV
No ARV yet — 34 comps within 3.0km but only 2 within ±30% of 900 sqft — no ARV rather than a bad one. (34 solds nearby; comps backfill runs nightly.)
Price & sale history
Seller basis: $23,000, 1990-01-31 — asking +2856.1%
| 2026-08-03 | new | 679900 first seen at $679,900 |
| 2026-06-19 | Listed | $679,900 GVR |
| 1990-01-31 | Sold (Public Records) | $23,000 Public Records |
Zoning & land
R2 — Residential Two 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]
| Wastewater | none mapped — septic likely (no suite carve-out) |
|---|---|
| Water | Chapman system |
| Fire protection | Gibsons/West Howe Sound FPA |
| Bylaw | https://www.scrd.ca/zoning-bylaws/ |
Assessment
| Assessed total | $673,000 |
|---|---|
| Land / improvements | $496,000 / $177,000 (74% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 0.99 |
| BCA folio | 746.01455.014 |
Open questions
- Tenancy: fixed-term or month-to-month? Current rent? BC notice rules will govern possession.
- Septic/well: age, last pump-out, and any permits on file? Get the well log and water potability test.
- 42 days on market — ask the listing agent why it hasn't moved.