$795,000 GREY
Description
Rating 9 /100
| Equity | 0/40 | -188,220 vs limit (-24.1% of ARV) | |
| Cash flow | 0/30 | -1,385/mo | |
| Suite-arb | 6.0/15 | zone permits a suite; other conditions short | |
| Motivation | 3.0/15 | 151d on market, no cuts — anchored seller |
Offer case
Price can't fix this. rent test — needs 3,121/mo vs 3,000 estimated. Price cannot fix this; only higher rent (a suite) or a lower ARV would.
EVIDENCE
- Coast-wide, homes sell at 97.6% of list — a 2.4% discount is simply normal here.
- 151 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.
The four tests
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 |
|---|---|---|---|---|
| $795,000 | −$1,115 | −$1,385 | −$714 | −$1,025 |
| $755,250 −5.0% | −$955 | −$1,225 | −$555 | −$865 |
| $727,425 −8.5% | −$844 | −$1,114 | −$443 | −$754 |
Comps & ARV
ARV $780,212 — median $/sqft of 3 size-matched comps x 112% reno uplift (only 0 renovated comps found) · confidence low ($/sqft used: 458)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 6114 S Gale Ave | 2.18 km | 1,418 | ~$683,005 | 482 | 2025-11-07 | |
| 5799 Anchor Rd | 2.53 km | 1,656 | ~$517,182 | 312 | 2026-04-20 | |
| 5809 Anchor Rd | 2.57 km | 1,490 | ~$682,224 | 458 | 2026-02-06 | |
| ~ = final list price used as sale proxy (BC title registration lags ~6-12 mo) | ||||||
Price & sale history
| 2026-08-03 | new | 795000 first seen at $795,000 |
| 2026-03-05 | Listed | $795,000 GVR |
Zoning & land
R-1 — Large Lot, Low Density Residential suite OK
Single-unit dwelling zone in all three bylaws, but the suite path differs. Areas B/D/E/F: suite permitted on any parcel EXCEPT inside an SCRD wastewater service area — check that first, it is the one thing that kills it outright. Also an auxiliary dwelling unit over 2000 m2 and a second single-unit dwelling over 3500 m2. Area A: no general suite right at all; an auxiliary dwelling unit needs over 2000 m2, a second dwelling needs 4000 m2. Sechelt R-1: secondary suite is a listed accessory use, plus a detached accessory dwelling unit at 2000 m2 and up (unsewered large-lot zone). [Bylaw 722.9 s.5.1.1(h), s.5.24.1, s.7.1.2; Bylaw 337 s.601.1; Bylaw 580 s.1.1.2-1.1.3]
| PID | 028-813-723 |
|---|---|
| Parcel | 6222 SITKA RD (Sechelt) |
| Wastewater | District of Sechelt sewer service |
| Water | Chapman system |
| Fire protection | Sechelt FPA |
Assessment
| Assessed total | $826,000 |
|---|---|
| Land / improvements | $496,000 / $330,000 (60% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 1.04 asking under assessment |
| BCA folio | 570.04475.040 |
Open questions
- Septic/well: age, last pump-out, and any permits on file? Get the well log and water potability test.
- 151 days on market — ask the listing agent why it hasn't moved.