$775,000 GREY SUITE-ARB
Description
Rating 40 /100
| Equity | 22.0/40 | +20,887 vs limit (+2.1% of ARV) | |
| Cash flow | 0/30 | -2,220/mo | |
| Suite-arb | 15.0/15 | add-a-suite opportunity, unpriced | |
| Motivation | 3.0/15 | 190d on market, no cuts — anchored seller |
Offer case
Price can't fix this. rent test — needs 4,009/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 97.7% of list — a 2.3% discount is simply normal here.
- 190 days on market vs a 75-day median — but ZERO price cuts, so this reads as an anchored seller, not a motivated one.
- Already asking below the $504/sqft local sold level — little room to push.
The four tests
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 | −$2,067 | −$2,220 | −$1,800 | −$1,980 |
| $736,250 −5.0% | −$1,911 | −$2,064 | −$1,644 | −$1,824 |
| $709,125 −8.5% | −$1,803 | −$1,956 | −$1,536 | −$1,716 |
Comps & ARV
ARV $1,002,220
range $714,841 – $1,046,095
(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: 533)
Cross-check: comps say $1,066,000, BC Assessment × sale ratio says $853,400 (+25% apart)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 4967 Laurel Ave | 1.27 km | 2,039 | ~$820,162 | 402 | 2026-02-23 | ✓ |
| 4598 Whitaker Rd | 2.63 km | 1,707 | ~$712,845 | 418 | 2026-02-03 | ✓ |
| 6242 Norwest Bay Rd | 3.66 km | 1,707 | ~$671,344 | 393 | 2025-10-19 | ✓ |
| 6355 Baillie Rd | 3.8 km | 2,288 | ~$1,220,625 | 533 | 2026-01-22 | ✓ |
| 5641 Nickerson Rd | 4.09 km | 1,487 | ~$805,612 | 542 | 2026-03-06 | ✓ |
| 6307 Homestead Ave | 4.14 km | 1,403 | ~$776,318 | 553 | 2026-01-24 | ✓ |
| 5656 Cook Pl | 4.38 km | 2,330 | ~$876,897 | 376 | 2026-05-19 | ✓ |
| 5640 Carmel Pl | 9.31 km | 1,466 | ~$848,578 | 579 | 2025-09-26 | ✓ |
| ~ = 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: $290,000, 2003-10-01 — asking +167.2%
| 2026-09-01 | delisted | absent from search results |
| 2026-08-03 | new | 775000 first seen at $775,000 |
| 2003-10-01 | Sold (Public Records) | $290,000 Public Records |
| 1973-10-15 | Sold (Public Records) | $44,000 Public Records |
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 |
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 |
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.
- 190 days on market — ask the listing agent why it hasn't moved.