$749,000 GREY

5714 Trail Ave, Sechelt
5 bd · 3.0 ba · 2,310 sqft · 8,900 sqft lot · built 1989 · 101 DOM · MLS R3134037
Has suiteTenanted
Redfin ↗
Listing: Redfin search · fetched 2026-09-19T07:15

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 44 /100

Equity
3.0/40 -72,023 vs limit (-8.4% of ARV)
Cash flow
30.0/30 +943/mo
Suite-arb
8.2/15 suite exists — value already in the rent
Motivation
2.6/15 102d on market, no cuts — anchored seller

Offer case

GREEN at $548,000 — that's $201,000 (26.8%) below the $749,000 ask. Long shot

That discount is 11.4× what this market normally concedes.

EVIDENCE

  • Coast-wide, homes sell at 97.7% of list — a 2.3% discount is simply normal here.
  • 102 days on market vs a 56-day median — but ZERO price cuts, so this reads as an anchored seller, not a motivated one.
  • Already asking below the $499/sqft local sold level — little room to push.
  • 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 — FAIL
(price + $40,000 reno + PTT+legal closing) <= 85% x ARV
all-in = $749,000 + $40,000 + $15,480 = $804,480 ARV = $861,714 → limit = 85% × ARV = $732,457 margin = $-72,023 · at band low ($705,600): $-204,720 — GREEN needs this ≥ 0
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 $861,714 = $3,447/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 471
Scored 2026-09-19T00:55 · 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 $861,714 range $705,600 – $1,084,288 (about half of comparable sales landed inside this band)
median $/sqft of 12 renovated size-matched sales (12 priced from list × measured sale ratio — ~3y registration lag), blended 70%/30% with assessed × 1.03 (sale/assessed, renovated) · confidence low ($/sqft used: 402)

Cross-check: comps say $928,620, BC Assessment × sale ratio says $705,600 (+32% apart — disagreement this large triples comp error historically)

SoldDistSqftPrice$/sqftDateReno
5833 Heron Pl 0.73 km1,915 ~$829,927 4332025-11-10✓
6355 Baillie Rd 1.82 km2,288 ~$1,220,625 5332026-01-22✓
6242 Norwest Bay Rd 2.03 km1,707 ~$671,344 3932025-10-19✓
5656 Cook Pl 2.41 km2,330 ~$876,897 3762026-05-19✓
4967 Laurel Ave 3.82 km2,039 ~$820,162 4022026-02-23✓
4598 Whitaker Rd 5.14 km1,707 ~$712,845 4182026-02-03✓
7462 Redrooffs Rd 6.94 km2,851 ~$829,048 2912025-10-23✓
8362 Redrooffs Rd 10.16 km2,140 ~$1,049,738 4912026-02-09✓
~ = 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: $195,000, 2003-11-14 — asking +284.1%

2026-09-19delisted absent from search results
2026-08-03new 749000 first seen at $749,000
2026-06-09Listed $749,000 GVR
2003-11-14Sold (Public Records) $195,000 Public Records
1996-07-18Sold (Public Records) $173,000 Public Records
History: Redfin belowTheFold · fetched 2026-09-18T19:45 · 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]

PID007-625-278
Parcel5714 TRAIL AVE (Sechelt)
WastewaterDistrict of Sechelt sewer service
WaterChapman system
Fire protectionSechelt 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 folio570.00097.260
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.
  • 101 days on market — ask the listing agent why it hasn't moved.

Notes