$699,000 GREY

5727 Trail Ave, Sechelt

4 bd · 2.0 ba · 2,048 sqft · 9,148 sqft lot · built 1979 · 159 DOM · MLS R3114192

Has suite Oil-tank era

Redfin ↗

Listing: Redfin search · fetched 2026-09-27T19:15

Description

Sunny, bright, and centrally located, this versatile property is an excellent opportunity for both investors and homeowners alike, currently generating $4,600.00 per month in revenue. 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 44 /100

Equity	2.9/40	-67,760 vs limit (-8.4% of ARV)
Cash flow	30.0/30	+756/mo
Suite-arb	8.2/15	suite exists — value already in the rent
Motivation	3.0/15	164d on market, no cuts — anchored seller

Offer case

GREEN at $536,000 — that's $163,000 (23.3%) below the $699,000 ask. Long shot

That discount is 9.9× what this market normally concedes.

EVIDENCE

Coast-wide, homes sell at 97.6% of list — a 2.4% discount is simply normal here.
164 days on market vs a 60-day median — but ZERO price cuts, so this reads as an anchored seller, not a motivated one.
Already asking below the $495/sqft local sold level — little room to push.

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 = $699,000 + $40,000 + $14,480 = $753,480 ARV = $806,729 → limit = 85% × ARV = $685,720 margin = $-67,760 · at band low ($691,614): $-165,608 — GREEN needs this ≥ 0

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 $806,729 = $3,227/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 471

Scored 2026-10-02T05:55 · 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 $806,729 range $691,614 – $1,065,667 (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: 418)

Cross-check: comps say $856,064, BC Assessment × sale ratio says $691,614 (+24% apart)

Sold	Dist	Sqft	Price	$/sqft	Date	Reno
5833 Heron Pl	0.64 km	1,915	~$829,842	433	2025-11-10	✓
6355 Baillie Rd	1.76 km	2,288	~$1,220,500	533	2026-01-22	✓
6242 Norwest Bay Rd	1.99 km	1,707	~$671,275	393	2025-10-19	✓
5641 Nickerson Rd	2.07 km	1,487	~$805,530	542	2026-03-06	✓
5656 Cook Pl	2.35 km	2,330	~$876,807	376	2026-05-19	✓
4967 Laurel Ave	3.9 km	2,039	~$820,078	402	2026-02-23	✓
4598 Whitaker Rd	5.21 km	1,707	~$712,772	418	2026-02-03	✓
8362 Redrooffs Rd	10.09 km	2,140	~$1,049,630	490	2026-02-09	✓
~ = 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)

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 2026-09-27T19:46 · 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.
159 days on market — ask the listing agent why it hasn't moved.