$799,000 GREY SUITE-ARB
Description
Rating 20 /100
| Equity | 0/40 | -151,715 vs limit (-18.3% of ARV) | |
| Cash flow | 0/30 | -1,182/mo | |
| Suite-arb | 15.0/15 | add-a-suite opportunity, unpriced | |
| Motivation | 4.6/15 | 31d on market, 1 cut(s), 1 relist(s) |
Offer case
Price can't fix this. rent test — needs 3,312/mo vs 3,100 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.
- 1 price cut(s) already — the seller has shown they will move.
- 1 previous failed listing(s) — this seller has been here before.
- Already asking below the $541/sqft local sold level — little room to push.
The four tests
Cash-flow scenarios $/mo · hover a cell for carrying cost
| Price | $3,100 typical self-managed |
$3,100 typical PM |
$3,450 high self-managed |
$3,450 high PM |
|---|---|---|---|---|
| $799,000 | −$903 | −$1,182 | −$592 | −$902 |
| $759,050 −5.0% | −$743 | −$1,022 | −$432 | −$742 |
| $731,085 −8.5% | −$631 | −$910 | −$320 | −$630 |
Comps & ARV
ARV $827,959
range $738,726 – $1,071,120
(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: 433)
Cross-check: comps say $854,742, BC Assessment × sale ratio says $765,466 (+12% apart)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 8362 Redrooffs Rd | 1.53 km | 2,140 | ~$1,049,630 | 490 | 2026-02-09 | ✓ |
| 5656 Cook Pl | 6.29 km | 2,330 | ~$876,807 | 376 | 2026-05-19 | ✓ |
| 6307 Homestead Ave | 6.52 km | 1,403 | ~$776,238 | 553 | 2026-01-24 | ✓ |
| 5641 Nickerson Rd | 6.58 km | 1,487 | ~$805,530 | 542 | 2026-03-06 | ✓ |
| 6355 Baillie Rd | 6.89 km | 2,288 | ~$1,220,500 | 533 | 2026-01-22 | ✓ |
| 6242 Norwest Bay Rd | 6.89 km | 1,707 | ~$671,275 | 393 | 2025-10-19 | ✓ |
| 5549 Sans Souci Rd | 7.98 km | 2,205 | ~$809,436 | 367 | 2026-04-03 | ✓ |
| 5833 Heron Pl | 8.13 km | 1,915 | ~$829,842 | 433 | 2025-11-10 | ✓ |
| ~ = 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
| 2026-09-01 | relist | time-on-market reset — relisted |
| 2026-09-01 | price_cut | 825000 → 799000 -3.2% |
| 2026-08-03 | new | 825000 first seen at $825,000 |
| 2026-09-01 | Listed | $799,000 GVR |
| 2024-07-23 | Price Changed | $789,000 GVR |
| 2024-04-17 | Price Changed | $829,000 GVR |
| 2024-03-12 | Listed | $859,000 GVR |
Zoning & land
R2 — Residential Two 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]
| PID | 007-479-336 |
|---|---|
| Parcel | 8044 DOGWOOD DR (SCRD) |
| Wastewater | none mapped — septic likely (no suite carve-out) |
| Water | Chapman system |
| Fire protection | Halfmoon Bay FPA |
| Bylaw | https://www.scrd.ca/zoning-bylaws/ |
Assessment
| Assessed total | $767,000 |
|---|---|
| Land / improvements | $521,000 / $246,000 (68% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 0.96 |
| BCA folio | 746.03016.075 |
Open questions
- Confirm suite legality with the planning department — zone says yes, verify parcel specifics (parking, servicing, floor-area cap).