$749,000 AMBER
Description
Rating 75 /100
| Equity | 32.3/40 | +80,590 vs limit (+7.7% of ARV) | |
| Cash flow | 30.0/30 | +969/mo | |
| Suite-arb | 8.2/15 | suite exists — value already in the rent | |
| Motivation | 4.3/15 | 93d on market, no cuts — anchored seller, asking 115% of assessed |
Offer case
GREEN at $679,000 — that's $70,000 (9.3%) below the $749,000 ask. Long shot
EVIDENCE
- Coast-wide, homes sell at 97.7% of list — a 2.3% discount is simply normal here.
- 93 days on market vs a 61-day median — but ZERO price cuts, so this reads as an anchored seller, not a motivated one.
- Asking only 115% of assessed value — a genuine discount to the roll, not the usual 1-2%.
- Already asking below the $482/sqft local sold level — little room to push.
- 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 | $5,700 typical self-managed |
$5,700 typical PM |
$6,450 high self-managed |
$6,450 high PM |
|---|---|---|---|---|
| $749,000 | +$1,482 | +$969 | +$2,149 | +$1,569 |
| $711,550 −5.0% | +$1,632 | +$1,119 | +$2,299 | +$1,719 |
| $685,335 −8.5% | +$1,737 | +$1,224 | +$2,404 | +$1,824 |
Comps & ARV
ARV $1,041,259
range $863,136 – $1,477,814
(about half of comparable sales landed inside this band)
median $/sqft of 12 renovated size-matched sales (12 priced from list × measured sale ratio — ~3y registration lag), blended 70%/30% with assessed × 1.03 (sale/assessed, renovated) · confidence low
($/sqft used: 389)
Cross-check: comps say $1,117,597, BC Assessment × sale ratio says $863,136 (+30% apart — disagreement this large triples comp error historically)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 4967 Laurel Ave | 1.03 km | 2,039 | ~$820,162 | 402 | 2026-02-23 | ✓ |
| 6355 Baillie Rd | 4.09 km | 2,288 | ~$1,220,625 | 533 | 2026-01-22 | ✓ |
| 5656 Cook Pl | 4.67 km | 2,330 | ~$876,897 | 376 | 2026-05-19 | ✓ |
| 6540 Jasper Rd | 5.05 km | 3,494 | ~$1,245,038 | 356 | 2026-05-20 | ✓ |
| 7462 Redrooffs Rd | 9.12 km | 2,851 | ~$829,048 | 291 | 2025-10-23 | ✓ |
| 9196 Truman Rd | 15.06 km | 2,139 | ~$1,318,275 | 616 | 2025-09-03 | ✓ |
| 143 Pratt Rd | 16.93 km | 2,223 | ~$795,848 | 358 | 2025-11-05 | ✓ |
| 522 Eaglecrest Dr | 17.23 km | 2,375 | ~$1,171,799 | 493 | 2026-01-09 | ✓ |
| ~ = 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: $641,300, 2020-09-15 — asking +16.8%
| 2026-08-09 | delisted | absent from search results |
| 2026-08-03 | new | 749000 first seen at $749,000 |
| 2026-06-30 | Price Changed | $749,000 GVR |
| 2026-05-08 | Listed | $799,000 GVR |
| 2020-09-15 | Sold (Public Records) | $641,300 Public Records |
| 2020-08-14 | Listed | $629,000 GVR |
| 2014-03-17 | Listed | $274,500 GVR |
| 2010-04-06 | Sold (Public Records) | $399,900 Public Records |
| 2007-08-14 | Sold (Public Records) | $294,500 Public Records |
| 2007-05-15 | Listed | $299,000 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 | 008-481-105 |
|---|---|
| Parcel | 5197 RADCLIFFE RD (Sechelt) |
| Wastewater | District of Sechelt sewer service |
| Water | Chapman system |
| Fire protection | Sechelt FPA |
Assessment
| Assessed total | $864,000 |
|---|---|
| Land / improvements | $618,000 / $246,000 (72% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 1.15 asking under assessment |
| BCA folio | 570.02958.005 |
Open questions
- Is the suite authorized? Ask for permits and final inspection sign-off.
- Built 1972 — oil-tank era. Ask for a tank scan or decommissioning certificate.
- 92 days on market — ask the listing agent why it hasn't moved.