$799,900 GREY
5664 Partridge Way, West Sechelt
3 bd · 2.0 ba · 1,305 sqft
· 5,490 sqft lot
· built 2019
· 53 DOM · MLS R3135021
Septic / well
Listing: Redfin search · fetched 2026-08-03T07:15
Description
One-level rancher in highly sought-after Tyler Heights neighbourhood. Perfectly situated on a level lot, this home offers convenient access to nearby parks, walking trails, & both elementary and secondary schools. Designed for comfortable everyday living, the bright open-concept floor plan features vaulted ceilings, stylish wide-plank flooring, and a cozy gas fireplace that creates a warm and inviting atmosphere. The well-appointed kitchen is the heart of the home, with a large island, soft-close cabinets, stainless steel appliances, & plenty of workspace for cooking. Enjoy the private backyard, with a covered patio with BBQ hookup, garden area, and rain catchment barrel. An ideal
From listing remarks (RE/MAX Oceanview Realty)
Rating 10 /100
| Equity | 0/40 | -242,983 vs limit (-33.7% of ARV) | |
| Cash flow | 0/30 | -1,457/mo | |
| Suite-arb | 5.2/15 | zone permits a suite; other conditions short | |
| Motivation | 4.5/15 | 54d on market, 1 relist(s) |
Offer case
GREEN at $561,000 — that's $238,900 (29.9%) below the $799,900 ask. Long shot
That discount is
12.3× what this market normally concedes.
EVIDENCE
- Coast-wide, homes sell at 97.6% of list — a 2.4% discount is simply normal here.
- 1 previous failed listing(s) — this seller has been here before.
Support score 0.15 — 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 = $799,900 + $40,000 + $16,498 = $856,398
ARV = $721,665 → limit = 85% × ARV = $613,415
margin = $-242,983
Rent — PASS
est. rent >= 0.40% x ARV
est. rent = $3,000/mo (whole house (3bd) $3,000)
floor = 0.4% × ARV $721,665 = $2,887/mo
rents table: Sechelt · as of 2026-08-02
Cash flow — FAIL
rent - carrying >= -800/mo (PM-managed, typical rent, at ask)
payment $3,204 (loan $639,920 @ 4.4%/30y)
+ tax $495 (mls) + ins $158 + maint $150 + vac $180 + PM $270
carrying = $4,457/mo · rent $3,000 → cash flow = $-1,457/mo (floor $-800)
Suite-arb — FAIL
zone permits suite AND sqft >= 1,900 AND no suite language AND $/sqft < community median
zone R-3 suite:yes · sqft 1,305 (min 1,900)
suite language: no · $/sqft 613 vs median 489
Scored 2026-08-03T08:57 · 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 |
|---|---|---|---|---|
| $799,900 | −$1,187 | −$1,457 | −$787 | −$1,097 |
| $759,905 −5.0% | −$1,027 | −$1,297 | −$627 | −$937 |
| $731,908 −8.5% | −$915 | −$1,185 | −$515 | −$825 |
Rents: rents.yaml as of 2026-08-02 · financing from criteria.yaml
Comps & ARV
ARV $721,665 — median $/sqft of 5 renovated sales within 3.0km (5 priced from list x measured sale ratio — registration lag) · confidence medium ($/sqft used: 553)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 5641 Nickerson Rd | 0.22 km | 1,487 | ~$805,035 | 541 | 2026-03-06 | ✓ |
| 6307 Homestead Ave | 0.29 km | 1,403 | ~$775,761 | 553 | 2026-01-24 | ✓ |
| 5592 Curtis Pl | 0.68 km | 1,358 | ~$973,848 | 717 | 2025-11-14 | ✓ |
| 5808 Anchor Rd | 1.8 km | 1,056 | ~$779,664 | 738 | 2026-02-20 | ✓ |
| 5750 Spindrift St | 2.03 km | 1,176 | ~$556,206 | 473 | 2026-05-10 | ✓ |
| ~ = 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
| 2026-08-03 | new | 799900 first seen at $799,900 |
| 2026-06-10 | Listed | $799,900 GVR |
| 2019-05-12 | Listed | $609,900 GVR |
History: Redfin belowTheFold · fetched 2026-08-03T08:45
· events observed by Coastwatch
Zoning & land
R-3 — Small Lot Residential suite OK
Areas B/D/E/F: single-unit dwelling with a restricted second storey. Density is capped at one dwelling per parcel, but s.5.24.4 excludes secondary suites from that count, so a suite still works (wastewater carve-out aside). No auxiliary dwelling unit here. Area A: residential with auxiliary commercial — over 2000 m2 gets a duplex second unit OR one auxiliary dwelling unit. Sechelt R-3: SSMUH small-lot zone, suite plus up to 4 units. [Bylaw 722.9 s.7.3.2-7.3.3, s.5.24.4; Bylaw 337 s.621.1; Bylaw 580 s.1.3.2-1.3.4]
| PID | 030-244-862 |
|---|---|
| Parcel | 5664 PARTRIDGE WAY (Sechelt) |
| Wastewater | District of Sechelt sewer service |
| Water | Chapman system |
| Fire protection | Sechelt FPA |
District of Sechelt Zoning Bylaw 580 (gis.sechelt.ca) · fetched 2026-08-03T05:55 · meanings from zoning_rules.yaml (verify before relying)
Assessment
| Assessed total | $813,000 |
|---|---|
| Land / improvements | $502,000 / $311,000 (62% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 1.02 asking under assessment |
| BCA folio | 570.06416.535 |
BC Assessment via SCRD parcel layer · fetched 2026-08-03T06:45
Open questions
- Septic/well: age, last pump-out, and any permits on file? Get the well log and water potability test.
- 53 days on market — ask the listing agent why it hasn't moved.