$629,000 AMBER
5707 Medusa St, Sechelt
3 bd · 2.0 ba · 1,514 sqft
· 8,052 sqft lot
· built 1960
· 124 DOM · MLS R3106061
Suite potential (per listing)
Oil-tank era
Listing: Redfin search · fetched 2026-08-03T07:15
Description
Charming 3 bed, 2 bath rancher in the heart of Sechelt, just a short walk to shops, the seniors centre, art gallery, and everyday amenities. This single-level home offers easy living and includes two detached sheds for added storage and a partially fenced backyard. Zoned R4, the property presents excellent future potential. Density is limited to the following housing combinations: Single Detached Dwelling with a Secondary Suite +2 Detached Accessory Dwelling, 2 Duplexes or one Duplex with one secondary suite in each unit, Triplex plus one Detached Accessory Dwelling Unit, Fourplex, 4 townhouses, Cottage court with four small, detached dwelling units (buyer to verify). A great opportunity fo
From listing remarks (Sotheby's International Realty Canada)
Rating 39 /100
| Equity | 22.8/40 | +21,211 vs limit (+2.6% of ARV) | |
| Cash flow | 2.3/30 | -692/mo | |
| Suite-arb | 10.5/15 | zone permits a suite; other conditions short | |
| Motivation | 3.0/15 | 124d on market, no cuts — anchored seller |
Offer case
Price can't fix this. rent test — needs 3,310/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 97.5% of list — a 2.5% discount is simply normal here.
- 124 days on market vs a 59-day median — but ZERO price cuts, so this reads as an anchored seller, not a motivated one.
Support score 0.08 — 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 = $629,000 + $40,000 + $13,080 = $682,080
ARV = $827,401 → limit = 85% × ARV = $703,291
margin = $21,211
Rent — FAIL
est. rent >= 0.40% x ARV
est. rent = $3,000/mo (whole house (3bd) $3,000)
floor = 0.4% × ARV $827,401 = $3,310/mo
rents table: Sechelt · as of 2026-08-02
Cash flow — PASS
rent - carrying >= -800/mo (PM-managed, typical rent, at ask)
payment $2,520 (loan $503,200 @ 4.4%/30y)
+ tax $414 (mls) + ins $158 + maint $150 + vac $180 + PM $270
carrying = $3,692/mo · rent $3,000 → cash flow = $-692/mo (floor $-800)
Suite-arb — FAIL
zone permits suite AND sqft >= 1,900 AND no suite language AND $/sqft < community median
zone R-4 suite:yes · sqft 1,514 (min 1,900)
suite language: no · $/sqft 415 vs median 489
Scored 2026-08-03T09:00 · 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 |
|---|---|---|---|---|
| $629,000 | −$422 | −$692 | −$22 | −$332 |
| $597,550 −5.0% | −$296 | −$566 | +$104 | −$206 |
| $575,535 −8.5% | −$208 | −$478 | +$192 | −$118 |
Rents: rents.yaml as of 2026-08-02 · financing from criteria.yaml
Comps & ARV
ARV $827,401 — median $/sqft of 4 renovated sales within 3.0km (4 priced from list x measured sale ratio — registration lag) · confidence medium ($/sqft used: 546)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 5750 Spindrift St | 0.19 km | 1,176 | ~$555,636 | 472 | 2026-05-10 | ✓ |
| 5641 Nickerson Rd | 2.39 km | 1,487 | ~$804,210 | 541 | 2026-03-06 | ✓ |
| 6307 Homestead Ave | 2.44 km | 1,403 | ~$774,966 | 552 | 2026-01-24 | ✓ |
| 5592 Curtis Pl | 2.81 km | 1,358 | ~$972,850 | 716 | 2025-11-14 | ✓ |
| ~ = 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: $449,900, 2018-03-19 — asking +39.8%
| 2026-08-03 | new | 629000 first seen at $629,000 |
| 2026-06-25 | Price Changed | $629,000 GVR |
| 2026-05-12 | Price Changed | $669,000 GVR |
| 2026-05-01 | Price Changed | $699,000 GVR |
| 2026-04-01 | Listed | $719,000 GVR |
| 2018-03-19 | Sold (Public Records) | $449,900 Public Records |
| 2018-01-15 | Listed | $449,900 GVR |
History: Redfin belowTheFold · fetched 2026-08-03T08:45
· events observed by Coastwatch
Zoning & land
R-4 — Urban Infill Residential suite OK
Sechelt R-4 Urban Infill, one of the post-Bill-44 SSMUH zones. Secondary Suite is a named accessory use, and density is capped by combination rather than lot size: a single-detached dwelling with a secondary suite PLUS two detached accessory dwelling units, or a triplex plus one detached ADU, or a fourplex, or four townhouses, or a four-unit cottage court. FAR 1.5. A detached ADU is capped at 120 m2; a secondary suite has NO floor area cap (s.2.3.1). Confirm servicing capacity. [Bylaw 580 s.1.4.2-1.4.4, s.2.3]
| PID | 008-013-845 |
|---|---|
| Parcel | 5707 MEDUSA ST (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 | $642,000 |
|---|---|
| Land / improvements | $490,000 / $152,000 (76% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 1.02 asking under assessment |
| BCA folio | 570.00179.066 |
BC Assessment via SCRD parcel layer · fetched 2026-08-03T06:45
Open questions
- Built 1960 — oil-tank era. Ask for a tank scan or decommissioning certificate.
- 124 days on market — ask the listing agent why it hasn't moved.