$774,000 GREY
405 GAVIN Rd, West Howe Sound
3 bd · 2.0 ba · 2,026 sqft
· 9,100 sqft lot
· built 1991
· 138 DOM · MLS R3101424
Listing: Redfin search · fetched 2026-08-03T07:15
Description
Escape the city and relax in this charming 3-bedroom + den, 2-bathroom home on Keats Island. The open-concept great room features engineered hardwood floors, an electric Dimplex Optimyst fireplace, and a bright kitchen with granite counters and stainless steel appliances, opening to a sunny deck. Spacious bedrooms lead to a private backyard with a hot tub oasis, covered lounge with TV, and campfire area under the stars. Surrounded by trees, privacy is assured. A detached guesthouse with a loft sleeps four, while the unfinished basement offers a workshop, storage, and flexible future space. Perfect for full- or part-time living, with community water. (id:51075)
From listing remarks (MLS)
The four tests
Equity — UNKNOWN
(price + $40,000 reno + $5,000 closing) <= 85% x ARV
all-in = $774,000 + $40,000 + $5,000 = $819,000
ARV = — → limit = 85% × ARV = —
margin = —
Rent — UNKNOWN
est. rent >= 0.40% x ARV
est. rent = $3,100/mo (whole house (3bd) $3,100)
floor = 0.4% × ARV — = —/mo
rents table: West Howe Sound · as of 2026-08-02
Cash flow — FAIL
rent - carrying >= -800/mo (PM-managed, typical rent, at ask)
payment $3,101 (loan $619,200 @ 4.4%/30y)
+ tax $317 (config default) + ins $158 + maint $155 + vac $186 + PM $279
carrying = $4,196/mo · rent $3,100 → cash flow = $-1,096/mo (floor $-800)
Suite-arb — FAIL
zone permits suite AND sqft >= 1,900 AND no suite language AND $/sqft < community median
zone ? suite:no · sqft 2,026 (min 1,900)
suite language: no · $/sqft 382 vs median 508
Scored 2026-08-03T06:55 · thresholds from criteria.yaml
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 |
|---|---|---|---|---|
| $774,000 | −$817 | −$1,096 | −$505 | −$816 |
| $735,300 −5.0% | −$662 | −$941 | −$350 | −$661 |
| $708,210 −8.5% | −$553 | −$832 | −$242 | −$552 |
Rents: rents.yaml as of 2026-08-02 · financing from criteria.yaml
Comps & ARV
No ARV yet — only 0 usable comps within 3.0km — no ARV. (0 solds nearby; comps backfill runs nightly.)
Solds from Redfin sold-search + public-records sale prices (belowTheFold)
Price & sale history
| 2026-08-03 | new | 774000 first seen at $774,000 |
History: Redfin belowTheFold · fetched 2026-08-03T05:46
· events observed by Coastwatch
Zoning & land
Unknown zone no suite / unknown
Zone not recognised. Check the bylaw before assuming anything.
| PID | 009-443-223 |
|---|---|
| Parcel | 405 GAVIN RD (SCRD) |
| Wastewater | none mapped — septic likely (no suite carve-out) |
| Water | Eastbourne system |
| Fire protection | none — insurance loads heavily |
— · fetched 2026-08-03T05:46 · meanings from zoning_rules.yaml (verify before relying)
Assessment
| Assessed total | $568,000 |
|---|---|
| Land / improvements | $267,000 / $301,000 (47% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 0.73 |
| BCA folio | 746.04855.000 |
BC Assessment via SCRD parcel layer · fetched 2026-08-03T06:45
Open questions
- Outside every fire protection area — insurance will be heavily loaded or declined. Get a quote BEFORE offering.
- Zone None isn't in my rules file — read the bylaw and add it to zoning_rules.yaml.
- 138 days on market — ask the listing agent why it hasn't moved.