$749,000 AMBER
5197 Radcliffe Rd, Selma Park
6 bd · 4.0 ba · 2,873 sqft
· 11,918 sqft lot
· built 1972
· 86 DOM · MLS R3121704
Has suiteOcean view
Oil-tank era
Listing: Redfin search · fetched 2026-08-03T07:15
Description
Tucked away on a sunny corner lot in desirable Selma Park, this spacious 6-bedroom, 3-bathroom home offers incredible flexibility and opportunity in one of Sechelt’s most convenient locations. Featuring a bright, mid-century inspired main floor with vaulted planked ceilings, large windows, and loads of natural light, the home has already seen some thoughtful updates while still leaving room for your own finishing touches. The walkout lower level includes a self-contained 2-bedroom suite with a separate entrance and laundry, ideal for extended family or mortgage helper potential. Outside, enjoy a flat wraparound yard with mature gardens, peekaboo ocean views, and endless potential for
From listing remarks (RE/MAX City Realty)
Rating 82 /100
| Equity | 40.0/40 | +295,029 vs limit (+22.8% of ARV) | |
| Cash flow | 30.0/30 | +969/mo | |
| Suite-arb | 8.2/15 | suite exists — value already in the rent | |
| Motivation | 4.2/15 | 87d on market, no cuts — anchored seller, asking 115% of assessed |
Offer case
Passes at the asking price of $749,000.
EVIDENCE
- Coast-wide, homes sell at 97.6% of list — a 2.4% discount is simply normal here.
- 87 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 115% of assessed value — a genuine discount to the roll, not the usual 1-2%.
- ARV confidence is LOW (thin or unrenovated comps) — the target price below could be off by 10%+ in either direction.
Support score 0.13 — evidence weight that this seller
would entertain the discount. Not a prediction; a checklist with numbers.
The four tests
Equity — PASS
(price + $40,000 reno + PTT+legal closing) <= 85% x ARV
all-in = $749,000 + $40,000 + $15,480 = $804,480
ARV = $1,293,540 → limit = 85% × ARV = $1,099,509
margin = $295,029
Rent — PASS
est. rent >= 0.40% x ARV
est. rent = $5,700/mo (main dwelling (5bd) $3,400 + suite (suite_2bed) $2,300)
floor = 0.4% × ARV $1,293,540 = $5,174/mo
rents table: Sechelt · as of 2026-08-02
Cash flow — PASS
rent - carrying >= -800/mo (PM-managed, typical rent, at ask)
payment $3,001 (loan $599,200 @ 4.4%/30y)
+ tax $432 (mls) + ins $158 + maint $285 + vac $342 + PM $513
carrying = $4,731/mo · rent $5,700 → cash flow = $969/mo (floor $-800)
Suite-arb — N/A — SUITE ALREADY EXISTS
Arb = adding a suite the price doesn't reflect. This one has its suite — the income is already counted in the Rent and Cash-flow tests instead.
zone permits suite AND sqft >= 1,900 AND no suite language AND $/sqft < community median
zone R-1 suite:yes · sqft 2,873 (min 1,900)
suite language: yes · $/sqft 261 vs median 489
Scored 2026-08-03T08:51 · thresholds from criteria.yaml
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 |
Rents: rents.yaml as of 2026-08-02 · financing from criteria.yaml
Comps & ARV
ARV $1,293,540 — median $/sqft of 5 size-matched comps x 112% reno uplift (only 1 renovated comps found) · confidence low ($/sqft used: 402)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 4967 Laurel Ave | 1.03 km | 2,039 | ~$819,574 | 402 | 2026-02-23 | ✓ |
| 5457 Burley Pl | 2.3 km | 2,090 | ~$902,614 | 432 | 2026-02-02 | |
| 4362 Marble Rd | 2.41 km | 2,043 | ~$779,664 | 382 | 2025-10-10 | |
| 5693 Porpoise Bay Rd | 2.49 km | 2,448 | ~$683,060 | 279 | 2026-01-27 | |
| 5628 Medusa Pl | 2.74 km | 2,353 | ~$1,072,404 | 456 | 2026-03-24 | |
| ~ = 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: $641,300, 2020-09-15 — asking +16.8%
| 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 |
History: Redfin belowTheFold · fetched 2026-08-03T07:46
· events observed by Coastwatch
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 |
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 | $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 |
BC Assessment via SCRD parcel layer · fetched 2026-08-03T06:45
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.
- 86 days on market — ask the listing agent why it hasn't moved.