$749,900 GREY
Description
Rating 6 /100
| Equity | 0/40 | -116,143 vs limit (-14.3% of ARV) | |
| Cash flow | 0/30 | -1,257/mo | |
| Suite-arb | 6.2/15 | zone permits a suite; other conditions short | |
| Motivation | 0.0/15 | 10d on market, no cuts — anchored seller |
Offer case
Price can't fix this. rent test — needs 3,244/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.
- Only 10 days on market — too fresh for a big discount.
The four tests
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 |
|---|---|---|---|---|
| $749,900 | −$987 | −$1,257 | −$587 | −$897 |
| $712,405 −5.0% | −$837 | −$1,107 | −$436 | −$747 |
| $686,158 −8.5% | −$732 | −$1,002 | −$331 | −$642 |
Comps & ARV
ARV $810,888
range $620,633 – $892,924
(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: 542)
Cross-check: comps say $854,734, BC Assessment × sale ratio says $708,580 (+21% apart)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 5750 Spindrift St | 0.61 km | 1,176 | ~$556,548 | 473 | 2026-05-10 | ✓ |
| 5833 Heron Pl | 1.24 km | 1,915 | ~$829,842 | 433 | 2025-11-10 | ✓ |
| 6242 Norwest Bay Rd | 2.55 km | 1,707 | ~$671,275 | 393 | 2025-10-19 | ✓ |
| 5641 Nickerson Rd | 2.7 km | 1,487 | ~$805,530 | 542 | 2026-03-06 | ✓ |
| 5726 Emily Way | 2.71 km | 1,360 | ~$729,371 | 536 | 2026-03-16 | ✓ |
| 6270 Homestead Ave | 2.71 km | 1,284 | ~$756,710 | 589 | 2026-01-21 | ✓ |
| 6307 Homestead Ave | 2.76 km | 1,403 | ~$776,238 | 553 | 2026-01-24 | ✓ |
| 5636 Cascade Cres | 2.86 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: $795,000, 2022-08-19 — asking -5.7%
| 2026-09-24 | relist | time-on-market reset — relisted |
| 2026-08-25 | delisted | absent from search results |
| 2026-08-03 | new | 749900 first seen at $749,900 |
| 2026-09-22 | Listed | $749,900 GVR |
| 2022-08-19 | Sold (Public Records) | $795,000 Public Records |
| 2022-06-13 | Listed | $799,000 GVR |
| 2017-08-28 | Sold (Public Records) | $419,000 Public Records |
| 2017-04-13 | Listed | $459,900 GVR |
| 2005-08-16 | Sold (Public Records) | $218,500 Public Records |
| 2005-06-06 | Listed | $228,000 GVR |
| 2003-05-16 | Sold (Public Records) | $150,100 Public Records |
| 2003-03-17 | Listed | $149,000 GVR |
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 | 017-697-174 |
|---|---|
| Parcel | 5700 TRIDENT AVE (Sechelt) |
| Wastewater | District of Sechelt sewer service |
| Water | Chapman system |
| Fire protection | Sechelt FPA |
Assessment
| Assessed total | $710,000 |
|---|---|
| Land / improvements | $474,000 / $236,000 (67% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 0.95 |
| BCA folio | 570.00071.100 |
Open questions
None generated.