$799,999 GREY
5787 Ebbtide St, Sechelt
4 bd · 2.0 ba · 1,359 sqft
· 7,500 sqft lot
· built 1977
· 54 DOM · MLS R3134558
Oil-tank era
Listing: Redfin search · fetched 2026-08-03T07:15
Description
Completely renovated and move-in ready in the heart of Sechelt! This 4 bed, 2 bath home on a 7,500 sq ft lot has been transformed top to bottom: new roof, windows, gutters, plumbing, hot water tank, flooring, and fresh paint inside and out. The stunning new kitchen features quartz counters and all-new appliances, plus two beautifully updated bathrooms. Electrical fully redone with permits, including a 200 amp panel, new lighting, baseboard heaters, and fixtures throughout, nothing left to do but unpack. Ideally located on a quiet street just a short stroll to Trail Bay’s pebble beach, downtown shops, cafés, and transit. Sunshine Coast living at its best: walkable, peaceful, and
From listing remarks (Rennie & Associates Realty Ltd.)
Rating 6 /100
| Equity | 0/40 | -122,979 vs limit (-14.3% of ARV) | |
| Cash flow | 0/30 | -1,045/mo | |
| Suite-arb | 5.4/15 | zone permits a suite; other conditions short | |
| Motivation | 0.8/15 | 54d on market, no cuts — anchored seller |
Offer case
Price can't fix this. rent test — needs 3,452/mo vs 3,400 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.
- Asking 130% of assessed value — priced above the roll.
Support score 0.0 — evidence weight that this seller
would entertain the discount. Not a prediction; a checklist with numbers.
The four tests
Equity — FAIL
(price + $40,000 reno + PTT+legal closing) <= 85% x ARV
all-in = $799,999 + $40,000 + $16,500 = $856,499
ARV = $862,965 → limit = 85% × ARV = $733,520
margin = $-122,979
Rent — FAIL
est. rent >= 0.40% x ARV
est. rent = $3,400/mo (whole house (4bd) $3,400)
floor = 0.4% × ARV $862,965 = $3,452/mo
rents table: Sechelt · as of 2026-08-02
Cash flow — FAIL
rent - carrying >= -800/mo (PM-managed, typical rent, at ask)
payment $3,205 (loan $639,999 @ 4.4%/30y)
+ tax $402 (mls) + ins $158 + maint $170 + vac $204 + PM $306
carrying = $4,445/mo · rent $3,400 → cash flow = $-1,045/mo (floor $-800)
Suite-arb — FAIL
zone permits suite AND sqft >= 1,900 AND no suite language AND $/sqft < community median
zone R-4 suite:yes · sqft 1,359 (min 1,900)
suite language: no · $/sqft 589 vs median 489
Scored 2026-08-03T08:53 · thresholds from criteria.yaml
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 |
|---|---|---|---|---|
| $799,999 | −$739 | −$1,045 | −$294 | −$645 |
| $759,999 −5.0% | −$579 | −$885 | −$134 | −$485 |
| $731,999 −8.5% | −$467 | −$773 | −$22 | −$373 |
Rents: rents.yaml as of 2026-08-02 · financing from criteria.yaml
Comps & ARV
ARV $862,965 — median $/sqft of 4 renovated sales within 3.0km (4 priced from list x measured sale ratio — registration lag) · confidence medium ($/sqft used: 635)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 5808 Anchor Rd | 0.32 km | 1,056 | ~$779,824 | 738 | 2026-02-20 | ✓ |
| 5641 Nickerson Rd | 2.06 km | 1,487 | ~$805,200 | 541 | 2026-03-06 | ✓ |
| 6307 Homestead Ave | 2.12 km | 1,403 | ~$775,920 | 553 | 2026-01-24 | ✓ |
| 5592 Curtis Pl | 2.51 km | 1,358 | ~$974,048 | 717 | 2025-11-14 | ✓ |
| ~ = 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: $130,000, 1998-10-29 — asking +515.4%
| 2026-08-03 | new | 799999 first seen at $799,999 |
| 2026-06-10 | Listed | $799,999 GVR |
| 1998-10-29 | Sold (Public Records) | $130,000 Public Records |
| 1975-10-15 | Sold (Public Records) | $9,500 Public Records |
History: Redfin belowTheFold · fetched 2026-08-03T07:45
· events observed by Coastwatch
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 |
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 | $614,000 |
|---|---|
| Land / improvements | $475,000 / $139,000 (77% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 0.77 |
| BCA folio | 570.00096.760 |
BC Assessment via SCRD parcel layer · fetched 2026-08-03T06:45
Open questions
- Built 1977 — oil-tank era. Ask for a tank scan or decommissioning certificate.
- 54 days on market — ask the listing agent why it hasn't moved.