$525,000 AMBER
Description
Rating 55 /100
| Equity | 40.0/40 | +101,156 vs limit (+12.7% of ARV) | |
| Cash flow | 3.5/30 | -635/mo | |
| Suite-arb | 8.8/15 | zone permits a suite; other conditions short | |
| Motivation | 2.7/15 | 109d on market, no cuts — anchored seller |
Offer case
Price can't fix this. rent test — needs 3,187/mo vs 2,460 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.
- 109 days on market vs a 59-day median — but ZERO price cuts, so this reads as an anchored seller, not a motivated one.
- ARV confidence is LOW (thin or unrenovated comps) — the target price below could be off by 10%+ in either direction.
The four tests
Cash-flow scenarios $/mo · hover a cell for carrying cost
| Price | $2,460 typical self-managed |
$2,460 typical PM |
$2,829 high self-managed |
$2,829 high PM |
|---|---|---|---|---|
| $525,000 | −$414 | −$635 | −$85 | −$340 |
| $498,750 −5.0% | −$309 | −$530 | +$20 | −$235 |
| $480,375 −8.5% | −$235 | −$456 | +$93 | −$161 |
Comps & ARV
ARV $796,654 — median $/sqft of 4 size-matched comps x 112% reno uplift (only 1 renovated comps found) · confidence low ($/sqft used: 658)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 5699 Trident Ave | 1.94 km | 801 | ~$531,920 | 664 | 2026-02-11 | |
| 5725 Porpoise Bay Rd | 2.01 km | 976 | ~$506,544 | 519 | 2025-09-04 | |
| 5808 Anchor Rd | 2.52 km | 1,056 | ~$779,824 | 738 | 2026-02-20 | ✓ |
| 4382 Marble Rd | 2.84 km | 1,321 | ~$861,808 | 652 | 2026-01-15 | |
| ~ = final list price used as sale proxy (BC title registration lags ~6-12 mo) | ||||||
Price & sale history
Seller basis: $460,000, 2017-08-31 — asking +14.1%
| 2026-08-03 | new | 525000 first seen at $525,000 |
| 2026-05-25 | Price Changed | $525,000 GVR |
| 2026-04-16 | Listed | $539,900 GVR |
| 2017-08-31 | Sold (Public Records) | $460,000 Public Records |
| 2017-05-23 | Listed | $449,000 GVR |
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]
| PID | 025-631-560 |
|---|---|
| Parcel | 5284 LITTLE LANE (Sechelt) |
| Wastewater | District of Sechelt sewer service |
| Water | Chapman system |
| Fire protection | Sechelt FPA |
Assessment
| Assessed total | $596,000 |
|---|---|
| Land / improvements | $495,000 / $101,000 (83% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 1.14 asking under assessment |
| BCA folio | 570.02856.005 |
Open questions
- As-is/estate/court sale — no seller disclosures. Budget a thorough inspection; ask what the court/estate timeline is.
- 109 days on market — ask the listing agent why it hasn't moved.