$749,999 GREY
Description
Rating 8 /100
| Equity | 0/40 | -202,084 vs limit (-28.5% of ARV) | |
| Cash flow | 0/30 | -845/mo | |
| Suite-arb | 5.4/15 | zone permits a suite; other conditions short | |
| Motivation | 2.2/15 | 17d on market, 1 cut(s) |
Offer case
GREEN at $452,000 — that's $297,999 (39.7%) below the $749,999 ask. Long shot
EVIDENCE
- Coast-wide, homes sell at 97.6% of list — a 2.4% discount is simply normal here.
- Only 17 days on market — too fresh for a big discount.
- 1 price cut(s) already — the seller has shown they will move.
- Asking 122% of assessed value — priced above the roll.
- Asking $552/sqft where comparable homes sold at $495/sqft (+12%) — the ask is above the local clearing price.
The four tests
Cash-flow scenarios $/mo · hover a cell for carrying cost
| Price | $3,400 typical self-managed |
$3,400 typical PM |
$3,900 high self-managed |
$3,900 high PM |
|---|---|---|---|---|
| $749,999 | −$539 | −$845 | −$94 | −$445 |
| $712,499 −5.0% | −$388 | −$694 | +$57 | −$294 |
| $686,249 −8.5% | −$283 | −$589 | +$162 | −$189 |
Comps & ARV
ARV $709,900
range $590,086 – $849,184
(about half of comparable sales landed inside this band)
median $/sqft of 12 renovated size-matched sales (12 priced from list × measured sale ratio — ~3y registration lag), blended 70%/30% with assessed × 1.03 (sale/assessed, renovated) · confidence medium
($/sqft used: 553)
Cross-check: comps say $751,527, BC Assessment × sale ratio says $612,772 (+23% apart)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 5750 Spindrift St | 0.3 km | 1,176 | ~$556,548 | 473 | 2026-05-10 | ✓ |
| 5808 Anchor Rd | 0.32 km | 1,056 | ~$780,144 | 739 | 2026-02-20 | ✓ |
| 6242 Norwest Bay Rd | 1.92 km | 1,707 | ~$671,275 | 393 | 2025-10-19 | ✓ |
| 5641 Nickerson Rd | 2.06 km | 1,487 | ~$805,530 | 542 | 2026-03-06 | ✓ |
| 6270 Homestead Ave | 2.08 km | 1,284 | ~$756,710 | 589 | 2026-01-21 | ✓ |
| 5726 Emily Way | 2.1 km | 1,360 | ~$729,371 | 536 | 2026-03-16 | ✓ |
| 6307 Homestead Ave | 2.12 km | 1,403 | ~$776,238 | 553 | 2026-01-24 | ✓ |
| 5636 Cascade Cres | 2.22 km | 1,284 | ~$721,364 | 562 | 2026-07-18 | ✓ |
| ~ = final list price × measured sale ratio (BC title registration lags ~3 years, so recent solds have no registered price; the proxy is within ~2% of the registered price when both exist) | ||||||
Price & sale history
Seller basis: $130,000, 1998-10-29 — asking +476.9%
| 2026-09-15 | relist | time-on-market reset — relisted |
| 2026-09-15 | price_cut | 799999 → 749999 -6.3% |
| 2026-09-15 | delisted | absent from search results |
| 2026-08-03 | new | 799999 first seen at $799,999 |
| 2026-09-15 | Listed | $749,999 GVR |
| 1998-10-29 | Sold (Public Records) | $130,000 Public Records |
| 1975-10-15 | Sold (Public Records) | $9,500 Public Records |
Zoning & land
R-4 — Urban Infill Residential suite OK
Sechelt R-4 Urban Infill, one of the post-Bill-44 SSMUH zones. Secondary Suite is a named accessory use, and density is capped by combination rather than lot size: a single-detached dwelling with a secondary suite PLUS two detached accessory dwelling units, or a triplex plus one detached ADU, or a fourplex, or four townhouses, or a four-unit cottage court. FAR 1.5. A detached ADU is capped at 120 m2; a secondary suite has NO floor area cap (s.2.3.1). Confirm servicing capacity. [Bylaw 580 s.1.4.2-1.4.4, s.2.3]
| PID | 007-695-934 |
|---|---|
| Parcel | 5787 EBBTIDE ST (Sechelt) |
| Wastewater | District of Sechelt sewer service |
| Water | Chapman system |
| Fire protection | Sechelt FPA |
Assessment
| Assessed total | $614,000 |
|---|---|
| Land / improvements | $475,000 / $139,000 (77% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 0.82 |
| BCA folio | 570.00096.760 |
Open questions
- Built 1977 — oil-tank era. Ask for a tank scan or decommissioning certificate.