$766,000 GREY SUITE-ARB
Description
Rating 26 /100
| Equity | 0/40 | -114,027 vs limit (-13.7% of ARV) | |
| Cash flow | 0/30 | -1,198/mo | |
| Suite-arb | 15.0/15 | add-a-suite opportunity, unpriced | |
| Motivation | 10.5/15 | 136d on market, 1 cut(s) |
Offer case
Price can't fix this. rent test — needs 3,331/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.
- 136 days on market vs a 60-day median.
- 1 price cut(s) already — the seller has shown they will move.
- Already asking below the $495/sqft local sold level — little room to push.
The four tests
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 |
|---|---|---|---|---|
| $766,000 | −$928 | −$1,198 | −$528 | −$838 |
| $727,700 −5.0% | −$775 | −$1,045 | −$374 | −$685 |
| $700,890 −8.5% | −$668 | −$938 | −$267 | −$578 |
Comps & ARV
ARV $832,698
range $742,953 – $1,077,251
(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: 433)
Cross-check: comps say $848,680, BC Assessment × sale ratio says $795,406 (+7% apart)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 4967 Laurel Ave | 1.38 km | 2,039 | ~$820,078 | 402 | 2026-02-23 | ✓ |
| 4598 Whitaker Rd | 2.75 km | 1,707 | ~$712,772 | 418 | 2026-02-03 | ✓ |
| 5833 Heron Pl | 3.17 km | 1,915 | ~$829,842 | 433 | 2025-11-10 | ✓ |
| 6242 Norwest Bay Rd | 3.62 km | 1,707 | ~$671,275 | 393 | 2025-10-19 | ✓ |
| 6355 Baillie Rd | 3.75 km | 2,288 | ~$1,220,500 | 533 | 2026-01-22 | ✓ |
| 5641 Nickerson Rd | 4.04 km | 1,487 | ~$805,530 | 542 | 2026-03-06 | ✓ |
| 6307 Homestead Ave | 4.09 km | 1,403 | ~$776,238 | 553 | 2026-01-24 | ✓ |
| 5656 Cook Pl | 4.33 km | 2,330 | ~$876,807 | 376 | 2026-05-19 | ✓ |
| ~ = 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: $650,000, 2021-07-12 — asking +17.8%
| 2026-09-01 | price_cut | 800000 → 766000 -4.2% |
| 2026-08-03 | new | 800000 first seen at $800,000 |
| 2026-08-31 | Price Changed | $766,000 GVR |
| 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 |
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 |
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 | 1.04 asking under assessment |
| BCA folio | 570.02951.000 |
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.
- 130 days on market — ask the listing agent why it hasn't moved.