$800,000 GREY SUITE-ARB
5258 Sunshine Coast Hwy, Selma Park
3 bd · 1.0 ba · 1,960 sqft
· 23,086 sqft lot
· built 1922
· 75 DOM · MLS R3126111
Ocean viewWaterfrontMotivated seller
Oil-tank era
Listing: Redfin search · fetched 2026-08-03T07:15
Description
Ocean views, beach access across the street, and over 1/2 acre in one of the Sunshine Coast's most desirable neighbourhoods. This 3 bed, 1 bath home offers a bright sunny exposure, refreshed interior with numerous upgrades, and a peaceful setting surrounded by mature cedars. The spacious property offers exciting potential for a second dwelling or guest cottage. Enjoy stunning sunsets, nearby trails, and easy access to Davis Bay's beaches, cafes, restaurants and waterfront boardwalk, while being just minutes to shopping and amenities in Sechelt and only 25 minutes to the ferry. A rare opportunity with views, privacy and future potential. Quick possession available and easy to view. Book your
From listing remarks (Nu Stream Realty Inc.)
Rating 17 /100
| Equity | 0/40 | -106,400 vs limit (-12.1% of ARV) | |
| Cash flow | 0/30 | -1,335/mo | |
| Suite-arb | 15.0/15 | add-a-suite opportunity, unpriced | |
| Motivation | 1.6/15 | 76d on market, no cuts — anchored seller |
Offer case
Price can't fix this. rent test — needs 3,530/mo vs 3,000 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.
- 76 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 = $800,000 + $40,000 + $16,500 = $856,500
ARV = $882,470 → limit = 85% × ARV = $750,100
margin = $-106,400
Rent — FAIL
est. rent >= 0.40% x ARV
est. rent = $3,000/mo (whole house (3bd) $3,000)
floor = 0.4% × ARV $882,470 = $3,530/mo
rents table: Sechelt · as of 2026-08-02
Cash flow — FAIL
rent - carrying >= -800/mo (PM-managed, typical rent, at ask)
payment $3,205 (loan $640,000 @ 4.4%/30y)
+ tax $371 (mls) + ins $158 + maint $150 + vac $180 + PM $270
carrying = $4,335/mo · rent $3,000 → cash flow = $-1,335/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 1,960 (min 1,900)
suite language: no · $/sqft 408 vs median 489
Scored 2026-08-03T08:51 · thresholds from criteria.yaml
Cash-flow scenarios $/mo · hover a cell for carrying cost
| Price | $3,000 typical self-managed |
$3,000 typical PM |
$3,450 high self-managed |
$3,450 high PM |
|---|---|---|---|---|
| $800,000 | −$1,065 | −$1,335 | −$664 | −$975 |
| $760,000 −5.0% | −$904 | −$1,174 | −$504 | −$814 |
| $732,000 −8.5% | −$792 | −$1,062 | −$392 | −$702 |
Rents: rents.yaml as of 2026-08-02 · financing from criteria.yaml
Comps & ARV
ARV $882,470 — median $/sqft of 9 size-matched comps x 112% reno uplift (only 1 renovated comps found) · confidence low ($/sqft used: 402)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 5201 Havies Rd | 1.15 km | 1,697 | ~$1,244,145 | 733 | 2026-05-11 | |
| 4967 Laurel Ave | 1.38 km | 2,039 | ~$819,574 | 402 | 2026-02-23 | ✓ |
| 5457 Burley Pl | 1.95 km | 2,090 | ~$902,614 | 432 | 2026-02-02 | |
| 5693 Porpoise Bay Rd | 2.14 km | 2,448 | ~$683,060 | 279 | 2026-01-27 | |
| 5628 Medusa Pl | 2.38 km | 2,353 | ~$1,072,404 | 456 | 2026-03-24 | |
| 5799 Anchor Rd | 2.57 km | 1,656 | ~$517,076 | 312 | 2026-04-20 | |
| 5809 Anchor Rd | 2.59 km | 1,490 | ~$682,084 | 458 | 2026-02-06 | |
| 4362 Marble Rd | 2.77 km | 2,043 | ~$779,664 | 382 | 2025-10-10 | |
| ~ = 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: $650,000, 2021-07-12 — asking +23.1%
| 2026-08-03 | new | 800000 first seen at $800,000 |
| 2026-05-19 | Listed | $800,000 GVR |
| 2021-07-12 | Sold (Public Records) | $650,000 Public Records |
| 2021-06-01 | Listed | $599,900 GVR |
| 2005-09-28 | Sold (Public Records) | $288,000 Public Records |
| 2005-02-04 | Listed | $299,000 GVR |
| 1995-12-21 | Sold (Public Records) | $158,000 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]
- 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.
| PID | 012-197-793 |
|---|---|
| Parcel | 5258 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 2026-08-03T05:47 · meanings from zoning_rules.yaml (verify before relying)
Assessment
| Assessed total | $797,000 |
|---|---|
| Land / improvements | $678,000 / $119,000 (85% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 1.0 |
| BCA folio | 570.02951.000 |
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 1922 — oil-tank era. Ask for a tank scan or decommissioning certificate.
- 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.
- 75 days on market — ask the listing agent why it hasn't moved.