$650,000 GREY
7536 Islets Pl, Tuwanek
— bd · 1.0 ba · 646 sqft
· 13,498 sqft lot
· built 1968
· 75 DOM · MLS R3126066
Oil-tank era
Listing: Redfin search · fetched 2026-08-03T07:15
Description
Your recreational retreat! Steps to Tuwanek beach, this A-Frame cabin tucked in . 31 acres of forest is the ultimate getaway. Enjoy the quiet life, a drink on the deck, smores at the firepit, star gazing on a clear night and kayaking/paddle boarding at the end of the street. The cabin is equipped with everything you need apt size fridge and stove, hot water on demand and a cozy wood fireplace for cooler nights.
From listing remarks (RE/MAX Oceanview Realty)
Rating 4 /100 · incomplete data — ceiling 7
| Equity | 0/40 | no ARV — unscored | |
| Cash flow | 0/30 | -1,742/mo | |
| Suite-arb | 2.6/15 | zone permits a suite; other conditions short | |
| Motivation | 1.5/15 | 75d 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.
- 75 days on market vs a 59-day median — but ZERO price cuts, so this reads as an anchored seller, not a motivated one.
Support score 0.08 — 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 = $650,000 + $40,000 + $13,500 = $703,500
ARV = — → limit = 85% × ARV = —
margin = —
Rent — UNKNOWN
est. rent >= 0.40% x ARV
est. rent = $1,700/mo (0-bed dwelling (1bd-suite tier) $1,700)
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 $2,604 (loan $520,000 @ 4.4%/30y)
+ tax $340 (mls) + ins $158 + maint $85 + vac $102 + PM $153
carrying = $3,442/mo · rent $1,700 → cash flow = $-1,742/mo (floor $-800)
Suite-arb — FAIL
zone permits suite AND sqft >= 1,900 AND no suite language AND $/sqft < community median
zone R-1 suite:yes · sqft 646 (min 1,900)
suite language: no · $/sqft 1,006 vs median 489
Scored 2026-08-03T08:51 · thresholds from criteria.yaml
Cash-flow scenarios $/mo · hover a cell for carrying cost
| Price | $1,700 typical self-managed |
$1,700 typical PM |
$2,000 high self-managed |
$2,000 high PM |
|---|---|---|---|---|
| $650,000 | −$1,589 | −$1,742 | −$1,322 | −$1,502 |
| $617,500 −5.0% | −$1,459 | −$1,612 | −$1,192 | −$1,372 |
| $594,750 −8.5% | −$1,368 | −$1,521 | −$1,101 | −$1,281 |
Rents: rents.yaml as of 2026-08-02 · financing from criteria.yaml
Comps & ARV
No ARV yet — 3 comps within 3.0km but only 1 within ±30% of 646 sqft — no ARV rather than a bad one. (3 solds nearby; comps backfill runs nightly.)
Solds from Redfin sold-search + public-records sale prices (belowTheFold)
Price & sale history
| 2026-08-03 | new | 650000 first seen at $650,000 |
| 2026-06-11 | Price Changed | $650,000 GVR |
| 2026-05-20 | Listed | $675,000 GVR |
History: Redfin belowTheFold · fetched 2026-08-03T07:45
· events observed by Coastwatch
Zoning & land
R-1 — Large Lot, Low Density Residential 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]
- Rocky Beach Front, Escarpments and Slope Hazards — 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.
- 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 | 008-925-194 |
|---|---|
| Parcel | 7536 ISLETS PL (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 | $745,000 |
|---|---|
| Land / improvements | $739,000 / $6,000 (99% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 1.15 asking under assessment |
| BCA folio | 570.06029.221 |
BC Assessment via SCRD parcel layer · fetched 2026-08-03T06:45
Open questions
- Built 1968 — oil-tank era. Ask for a tank scan or decommissioning certificate.
- Rocky Beach Front, Escarpments and Slope Hazards: 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.
- 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.
- 75 days on market — ask the listing agent why it hasn't moved.