$775,000 GREY SUITE-ARB
5225B Sunshine Coast Hwy, Selma Park
— bd · — ba · 2,000 sqft
· 13,697 sqft lot
· built 1900
· 161 DOM · MLS R3092747
Fixer / handymanOcean viewWaterfront
Oil-tank era
Listing: Redfin search · fetched 2026-08-03T07:15
Description
Waterfront and sunset lovers. .. Looking for a project? This is an opportunity! a couple of old shacks on a gorgeous waterfront property with an incredible ocean view with a spectacular swimming beach. This property requires of alot of TLC and is priced accordingly. So much potential minutes to Sechelt amenities. This West facing lot enjoys beautiful sunsets and a gorgeous oceanfront setting. Do not access the property it is overgrown and steps not secure. To view call listing agents for access details.
From listing remarks (Sutton Group-West Coast Realty)
Rating 29 /100
| Equity | 11.0/40 | -37,032 vs limit (-4.0% of ARV) | |
| Cash flow | 0/30 | -2,370/mo | |
| Suite-arb | 15.0/15 | add-a-suite opportunity, unpriced | |
| Motivation | 3.0/15 | 161d on market, no cuts — anchored seller |
Offer case
Price can't fix this. rent test — needs 3,736/mo vs 1,700 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.
- 161 days on market vs a 59-day median — but ZERO price cuts, so this reads as an anchored seller, not a motivated one.
- ARV confidence is LOW (thin or unrenovated comps) — the target price below could be off by 10%+ in either direction.
Support score 0.0 — evidence weight that this seller
would entertain the discount. Not a prediction; a checklist with numbers.
The four tests
Equity — FAIL
(price + $40,000 reno + PTT+legal closing) <= 85% x ARV
all-in = $775,000 + $40,000 + $16,000 = $831,000
ARV = $934,080 → limit = 85% × ARV = $793,968
margin = $-37,032
Rent — FAIL
est. rent >= 0.40% x ARV
est. rent = $1,700/mo (0-bed dwelling (1bd-suite tier) $1,700)
floor = 0.4% × ARV $934,080 = $3,736/mo
rents table: Sechelt · as of 2026-08-02
Cash flow — FAIL
rent - carrying >= -800/mo (PM-managed, typical rent, at ask)
payment $3,105 (loan $620,000 @ 4.4%/30y)
+ tax $467 (mls) + ins $158 + maint $85 + vac $102 + PM $153
carrying = $4,070/mo · rent $1,700 → cash flow = $-2,370/mo (floor $-800)
Suite-arb — PASS
zone permits suite AND sqft >= 1,900 AND no suite language AND $/sqft < community median
zone R-1 suite:yes · sqft 2,000 (min 1,900)
suite language: no · $/sqft 388 vs median 489
Scored 2026-08-03T08:57 · thresholds from criteria.yaml
Cash-flow scenarios $/mo · hover a cell for carrying cost
| Price | $1,700 typical self-managed |
$1,700 typical PM |
$2,000 high self-managed |
$2,000 high PM |
|---|---|---|---|---|
| $775,000 | −$2,217 | −$2,370 | −$1,950 | −$2,130 |
| $736,250 −5.0% | −$2,062 | −$2,215 | −$1,795 | −$1,975 |
| $709,125 −8.5% | −$1,954 | −$2,107 | −$1,687 | −$1,867 |
Rents: rents.yaml as of 2026-08-02 · financing from criteria.yaml
Comps & ARV
ARV $934,080 — median $/sqft of 12 size-matched comps x 112% reno uplift (only 1 renovated comps found) · confidence low ($/sqft used: 417)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 5201 Havies Rd | 1.05 km | 1,697 | ~$1,244,145 | 733 | 2026-05-11 | |
| 4967 Laurel Ave | 1.27 km | 2,039 | ~$819,574 | 402 | 2026-02-23 | ✓ |
| 5457 Burley Pl | 2.01 km | 2,090 | ~$902,614 | 432 | 2026-02-02 | |
| 5613 Trail Ave | 2.13 km | 1,483 | ~$584,504 | 394 | 2025-11-21 | |
| 5693 Porpoise Bay Rd | 2.25 km | 2,448 | ~$683,060 | 279 | 2026-01-27 | |
| 5005 Bay Rd | 2.27 km | 1,975 | ~$1,414,910 | 716 | 2025-10-21 | |
| 5628 Medusa Pl | 2.46 km | 2,353 | ~$1,072,404 | 456 | 2026-03-24 | |
| 5799 Anchor Rd | 2.67 km | 1,656 | ~$517,076 | 312 | 2026-04-20 | |
| ~ = 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: $290,000, 2003-10-01 — asking +167.2%
| 2026-08-03 | new | 775000 first seen at $775,000 |
| 2026-04-30 | Price Changed | $775,000 GVR |
| 2026-02-23 | Listed | $825,000 GVR |
| 2003-10-01 | Sold (Public Records) | $290,000 Public Records |
| 1973-10-15 | Sold (Public Records) | $44,000 Public Records |
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]
- Rocky Beach Front, Escarpments and Slope Hazards — Steep-slope DPA: a geotechnical engineer's report is required for foundation work. This is the one that most often kills a lower-level suite excavation.
- Slope greater than 20% to 30% — Steep-slope DPA: a geotechnical engineer's report is required for foundation work. This is the one that most often kills a lower-level suite excavation.
- Slope greater than 30% — Steep-slope DPA: a geotechnical engineer's report is required for foundation work. This is the one that most often kills a lower-level suite excavation.
| PID | 011-690-232 |
|---|---|
| Parcel | 5225B SUNSHINE COAST HWY (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 | $850,000 |
|---|---|
| Land / improvements | $840,000 / $10,000 (99% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 1.1 asking under assessment |
| BCA folio | 570.02874.000 |
BC Assessment via SCRD parcel layer · fetched 2026-08-03T06:45
Open questions
- Confirm suite legality with the planning department — zone says yes, verify parcel specifics (parking, servicing, floor-area cap).
- Built 1900 — oil-tank era. Ask for a tank scan or decommissioning certificate.
- Rocky Beach Front, Escarpments and Slope Hazards: Steep-slope DPA: a geotechnical engineer's report is required for foundation work. This is the one that most often kills a lower-level suite excavation.
- Slope greater than 20% to 30%: Steep-slope DPA: a geotechnical engineer's report is required for foundation work. This is the one that most often kills a lower-level suite excavation.
- Slope greater than 30%: Steep-slope DPA: a geotechnical engineer's report is required for foundation work. This is the one that most often kills a lower-level suite excavation.
- 161 days on market — ask the listing agent why it hasn't moved.