$749,000 AMBER
5714 Trail Ave, Sechelt
5 bd · 3.0 ba · 2,310 sqft
· 8,900 sqft lot
· built 1989
· 55 DOM · MLS R3134037
Has suiteTenanted
Listing: Redfin search · fetched 2026-08-03T07:15
Description
Central Sechelt 2-level gem in R2 zone permitting short-term rentals. Upper level features open-plan living with vaulted ceiling and French doors to a private deck with treetop and partial mountain views. Lower level fully at-grade, with self-contained walk-out suite—ideal for vacation rentals, long-term tenants, or extended family. Both levels flooded with natural light. Recently updated: bathrooms, windows, doors, flooring, real wood louvre blinds throughout, lighting, HW tank (2021), washer/dryer. Mature gardens, serene setting. Convenient drive-through lane access, carport, and RV parking. Walk to village shops, schools, ocean, and tranquil duck pond. 2,310 sq ft, 4 bed, 3 full ba
From listing remarks (RE/MAX Oceanview Realty)
Rating 72 /100
| Equity | 32.8/40 | +83,965 vs limit (+8.0% of ARV) | |
| Cash flow | 30.0/30 | +943/mo | |
| Suite-arb | 8.2/15 | suite exists — value already in the rent | |
| Motivation | 0.9/15 | 55d on market, no cuts — anchored seller |
Offer case
Passes at the asking price of $749,000.
EVIDENCE
- Coast-wide, homes sell at 97.6% of list — a 2.4% discount is simply normal here.
- 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 = $749,000 + $40,000 + $15,480 = $804,480
ARV = $1,045,229 → limit = 85% × ARV = $888,445
margin = $83,965
Rent — PASS
est. rent >= 0.40% x ARV
est. rent = $5,700/mo (main dwelling (4bd) $3,400 + suite (suite_2bed) $2,300)
floor = 0.4% × ARV $1,045,229 = $4,181/mo
rents table: Sechelt · as of 2026-08-02
Cash flow — PASS
rent - carrying >= -800/mo (PM-managed, typical rent, at ask)
payment $3,001 (loan $599,200 @ 4.4%/30y)
+ tax $458 (mls) + ins $158 + maint $285 + vac $342 + PM $513
carrying = $4,757/mo · rent $5,700 → cash flow = $943/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 2,310 (min 1,900)
suite language: yes · $/sqft 324 vs median 489
Scored 2026-08-03T08:58 · thresholds from criteria.yaml
Cash-flow scenarios $/mo · hover a cell for carrying cost
| Price | $5,700 typical self-managed |
$5,700 typical PM |
$6,450 high self-managed |
$6,450 high PM |
|---|---|---|---|---|
| $749,000 | +$1,456 | +$943 | +$2,123 | +$1,543 |
| $711,550 −5.0% | +$1,606 | +$1,093 | +$2,273 | +$1,693 |
| $685,335 −8.5% | +$1,711 | +$1,198 | +$2,378 | +$1,798 |
Rents: rents.yaml as of 2026-08-02 · financing from criteria.yaml
Comps & ARV
ARV $1,045,229 — median $/sqft of 21 size-matched comps x 112% reno uplift (only 2 renovated comps found) · confidence low ($/sqft used: 404)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 5799 Anchor Rd | 0.12 km | 1,656 | ~$516,970 | 312 | 2026-04-20 | |
| 5628 Medusa Pl | 0.42 km | 2,353 | ~$1,072,184 | 456 | 2026-03-24 | |
| 5760 Turnstone Dr | 0.44 km | 1,704 | ~$877,064 | 515 | 2025-11-24 | |
| 5693 Porpoise Bay Rd | 0.45 km | 2,448 | ~$682,920 | 279 | 2026-01-27 | |
| 5754 Binnacle Ave | 0.51 km | 2,347 | ~$486,824 | 207 | 2026-04-24 | |
| 5883 Spray St | 0.86 km | 2,243 | ~$1,462,424 | 652 | 2025-09-05 | |
| 5457 Burley Pl | 1.04 km | 2,090 | ~$902,429 | 432 | 2026-02-02 | |
| 6355 Baillie Rd | 1.82 km | 2,288 | ~$1,219,500 | 533 | 2026-01-22 | ✓ |
| ~ = 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: $195,000, 2003-11-14 — asking +284.1%
| 2026-08-03 | new | 749000 first seen at $749,000 |
| 2026-06-09 | Listed | $749,000 GVR |
| 2003-11-14 | Sold (Public Records) | $195,000 Public Records |
| 1996-07-18 | Sold (Public Records) | $173,000 Public Records |
History: Redfin belowTheFold · fetched 2026-08-03T08:45
· 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]
| PID | 007-625-278 |
|---|---|
| Parcel | 5714 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 2026-08-03T05:55 · meanings from zoning_rules.yaml (verify before relying)
Assessment
| Assessed total | $700,000 |
|---|---|
| Land / improvements | $481,000 / $219,000 (69% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 0.93 |
| BCA folio | 570.00097.260 |
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.
- Tenancy: fixed-term or month-to-month? Current rent? BC notice rules will govern possession.
- 55 days on market — ask the listing agent why it hasn't moved.