$799,000 GREY
6508 Lynnwood Crt, West Sechelt
3 bd · 1.5 ba · 1,395 sqft
· 16,397 sqft lot
· built 2004
· 112 DOM · MLS R3110254
Listing: Redfin search · fetched 2026-08-03T07:15
Description
This beautifully crafted home captures the essence of West Sechelt living, offering sweeping views and established gardens. Thoughtfully designed, the home features an open-concept living space and a spacious primary bedroom. Enjoy seamless indoor-outdoor living with decks on three sides, ideal for soaking up the sun or entertaining. Wake up to the sounds of nearby Wakefield Creek and bask in all-day sunshine. Located just a short stroll from the beach, a popular local cidery, West Sechelt Elementary and hiking and mountain biking trailheads. Located on a quiet cul-de-sac, this is an ideal spot for a young family. The street boasts a welcoming sense of community, a local park perfect for ki
From listing remarks (Royal LePage Sussex)
Rating 10 /100
| Equity | 0/40 | -102,529 vs limit (-11.6% of ARV) | |
| Cash flow | 0/30 | -1,505/mo | |
| Suite-arb | 5.5/15 | zone permits a suite; other conditions short | |
| Motivation | 5.0/15 | 112d on market, no cuts — anchored seller, asking 124% of assessed |
Offer case
Price can't fix this. rent test — needs 3,543/mo vs 3,000 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.
- 112 days on market vs a 59-day median — but ZERO price cuts, so this reads as an anchored seller, not a motivated one.
- Asking only 124% of assessed value — a genuine discount to the roll, not the usual 1-2%.
Support score 0.23 — 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 = $799,000 + $40,000 + $16,480 = $855,480
ARV = $885,825 → limit = 85% × ARV = $752,951
margin = $-102,529
Rent — FAIL
est. rent >= 0.40% x ARV
est. rent = $3,000/mo (whole house (3bd) $3,000)
floor = 0.4% × ARV $885,825 = $3,543/mo
rents table: Sechelt · as of 2026-08-02
Cash flow — FAIL
rent - carrying >= -800/mo (PM-managed, typical rent, at ask)
payment $3,201 (loan $639,200 @ 4.4%/30y)
+ tax $546 (mls) + ins $158 + maint $150 + vac $180 + PM $270
carrying = $4,505/mo · rent $3,000 → cash flow = $-1,505/mo (floor $-800)
Suite-arb — FAIL
zone permits suite AND sqft >= 1,900 AND no suite language AND $/sqft < community median
zone R-2 suite:yes · sqft 1,395 (min 1,900)
suite language: no · $/sqft 573 vs median 489
Scored 2026-08-03T08:58 · thresholds from criteria.yaml
Cash-flow scenarios $/mo · hover a cell for carrying cost
| Price | $3,000 typical self-managed |
$3,000 typical PM |
$3,450 high self-managed |
$3,450 high PM |
|---|---|---|---|---|
| $799,000 | −$1,235 | −$1,505 | −$835 | −$1,145 |
| $759,050 −5.0% | −$1,075 | −$1,345 | −$675 | −$985 |
| $731,085 −8.5% | −$963 | −$1,233 | −$563 | −$873 |
Rents: rents.yaml as of 2026-08-02 · financing from criteria.yaml
Comps & ARV
ARV $885,825 — 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 |
|---|---|---|---|---|---|---|
| 5592 Curtis Pl | 0.55 km | 1,358 | ~$973,649 | 717 | 2025-11-14 | ✓ |
| 6307 Homestead Ave | 0.91 km | 1,403 | ~$775,602 | 553 | 2026-01-24 | ✓ |
| 5641 Nickerson Rd | 0.97 km | 1,487 | ~$804,870 | 541 | 2026-03-06 | ✓ |
| 5808 Anchor Rd | 2.94 km | 1,056 | ~$779,504 | 738 | 2026-02-20 | ✓ |
| ~ = 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: $424,000, 2014-03-24 — asking +88.4%
| 2026-08-03 | new | 799000 first seen at $799,000 |
| 2026-04-13 | Listed | $799,000 GVR |
| 2014-03-24 | Sold (Public Records) | $424,000 Public Records |
| 2013-07-28 | Listed | $449,000 GVR |
| 2003-07-11 | Sold (Public Records) | $75,000 Public Records |
History: Redfin belowTheFold · fetched 2026-08-03T07:46
· events observed by Coastwatch
Zoning & land
R-2 — Low Density Residential 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]
- Watercourse Hazard
- Slope greater than 20% to 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 | 007-651-767 |
|---|---|
| Parcel | 6508 LYNNWOOD CRT (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 | $989,000 |
|---|---|
| Land / improvements | $592,000 / $397,000 (60% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 1.24 asking under assessment |
| BCA folio | 570.02084.426 |
BC Assessment via SCRD parcel layer · fetched 2026-08-03T06:45
Open questions
- Slope greater than 20% to 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.
- 112 days on market — ask the listing agent why it hasn't moved.