$699,000 AMBER
5727 Trail Ave, Sechelt
4 bd · 2.0 ba · 2,048 sqft
· 9,148 sqft lot
· built 1979
· 104 DOM · MLS R3114192
Has suite
Oil-tank era
Listing: Redfin search · fetched 2026-08-03T07:15
Description
Sunny, bright, and centrally located, this versatile property is an excellent opportunity for both investors and homeowners alike. Featuring 3 bedrooms upstairs plus a 2-bedroom suite downstairs, the home offers strong income potential or a great mortgage helper. Set in a desirable location close to all amenities, you’ll love being able to walk to parks, trails, and downtown while enjoying the comfort of a large backyard perfect for outdoor living, gardening, or family enjoyment. Whether you’re looking to expand your portfolio or secure a home with mortgage helper potential in a prime area, this property checks all the boxes.
From listing remarks (Royal LePage Sussex)
Rating 69 /100
| Equity | 28.1/40 | +51,745 vs limit (+5.5% of ARV) | |
| Cash flow | 30.0/30 | +756/mo | |
| Suite-arb | 8.2/15 | suite exists — value already in the rent | |
| Motivation | 2.5/15 | 104d on market, no cuts — anchored seller |
Offer case
Passes at the asking price of $699,000.
EVIDENCE
- Coast-wide, homes sell at 97.6% of list — a 2.4% discount is simply normal here.
- 104 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 — PASS
(price + $40,000 reno + PTT+legal closing) <= 85% x ARV
all-in = $699,000 + $40,000 + $14,480 = $753,480
ARV = $947,323 → limit = 85% × ARV = $805,225
margin = $51,745
Rent — PASS
est. rent >= 0.40% x ARV
est. rent = $5,300/mo (main dwelling (3bd) $3,000 + suite (suite_2bed) $2,300)
floor = 0.4% × ARV $947,323 = $3,789/mo
rents table: Sechelt · as of 2026-08-02
Cash flow — PASS
rent - carrying >= -800/mo (PM-managed, typical rent, at ask)
payment $2,800 (loan $559,200 @ 4.4%/30y)
+ tax $525 (mls) + ins $158 + maint $265 + vac $318 + PM $477
carrying = $4,544/mo · rent $5,300 → cash flow = $756/mo (floor $-800)
Suite-arb — N/A — SUITE ALREADY EXISTS
Arb = adding a suite the price doesn't reflect. This one has its suite — the income is already counted in the Rent and Cash-flow tests instead.
zone permits suite AND sqft >= 1,900 AND no suite language AND $/sqft < community median
zone R-2 suite:yes · sqft 2,048 (min 1,900)
suite language: yes · $/sqft 341 vs median 489
Scored 2026-08-03T08:53 · thresholds from criteria.yaml
Cash-flow scenarios $/mo · hover a cell for carrying cost
| Price | $5,300 typical self-managed |
$5,300 typical PM |
$6,000 high self-managed |
$6,000 high PM |
|---|---|---|---|---|
| $699,000 | +$1,233 | +$756 | +$1,856 | +$1,316 |
| $664,050 −5.0% | +$1,373 | +$896 | +$1,996 | +$1,456 |
| $639,585 −8.5% | +$1,471 | +$994 | +$2,094 | +$1,554 |
Rents: rents.yaml as of 2026-08-02 · financing from criteria.yaml
Comps & ARV
ARV $947,323 — median $/sqft of 16 size-matched comps x 112% reno uplift (only 1 renovated comps found) · confidence low ($/sqft used: 413)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 5799 Anchor Rd | 0.04 km | 1,656 | ~$517,182 | 312 | 2026-04-20 | |
| 5809 Anchor Rd | 0.07 km | 1,490 | ~$682,224 | 458 | 2026-02-06 | |
| 5754 Binnacle Ave | 0.43 km | 2,347 | ~$487,024 | 208 | 2026-04-24 | |
| 5628 Medusa Pl | 0.44 km | 2,353 | ~$1,072,624 | 456 | 2026-03-24 | |
| 5693 Porpoise Bay Rd | 0.53 km | 2,448 | ~$683,200 | 279 | 2026-01-27 | |
| 5883 Spray St | 0.78 km | 2,243 | ~$1,463,024 | 652 | 2025-09-05 | |
| 5457 Burley Pl | 1.09 km | 2,090 | ~$902,799 | 432 | 2026-02-02 | |
| 6217 Mika Rd | 1.81 km | 2,506 | ~$1,267,824 | 506 | 2025-11-14 | |
| ~ = 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: $585,000, 2021-05-03 — asking +19.5%
| 2026-08-03 | new | 699000 first seen at $699,000 |
| 2026-05-08 | Price Changed | $699,000 GVR |
| 2026-04-21 | Listed | $729,000 GVR |
| 2021-05-03 | Sold (Public Records) | $585,000 Public Records |
| 2021-02-16 | Listed | $639,000 GVR |
| 2016-05-03 | Sold (Public Records) | $315,000 Public Records |
| 2015-11-21 | Listed | $329,000 GVR |
| 2004-01-29 | Sold (Public Records) | $189,000 Public Records |
| 2003-11-10 | Listed | $189,000 GVR |
History: Redfin belowTheFold · fetched 2026-08-03T07:46
· events observed by Coastwatch
Zoning & land
R-2 — Low Density Residential suite OK
Areas B/D/E/F: single-unit dwelling zone, so a suite is permitted (watch the wastewater service area carve-out), plus an auxiliary dwelling unit over 2000 m2 and an additional single-unit or two-unit dwelling over 3500 m2. Area A: over 2000 m2 gets a duplex second unit OR one auxiliary dwelling unit, over 4000 m2 a second single-unit dwelling; max 2 units. Sechelt R-2: secondary suite plus SSMUH — up to 4 units where BOTH community water and sanitary sewer are present, otherwise 900 m2 for a detached accessory dwelling unit. [Bylaw 722.9 s.7.2.2, s.5.24; Bylaw 337 s.611.1-611.2; Bylaw 580 s.1.2.2-1.2.5]
- 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 | 007-621-761 |
|---|---|
| Parcel | 5727 TRAIL AVE (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 | $693,000 |
|---|---|
| Land / improvements | $482,000 / $211,000 (70% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 0.99 |
| BCA folio | 570.00097.005 |
BC Assessment via SCRD parcel layer · fetched 2026-08-03T06:45
Open questions
- Is the suite authorized? Ask for permits and final inspection sign-off.
- Built 1979 — 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.
- 104 days on market — ask the listing agent why it hasn't moved.