$749,500 GREY
5796 Trail Ave, Sechelt
4 bd · 2.0 ba · 1,399 sqft
· 7,989 sqft lot
· built 1992
· 104 DOM · MLS R3114356
Listing: Redfin search · fetched 2026-08-03T07:15
Description
Fabulous location only minutes to downtown Sechelt and all amenities. This solid home features thoughtful updates in 2017 including new hardwood flooring throughout, fully updated kitchen with all new cabinetry, counters, appliances, blinds and exterior paint in 2021. Living spaces are open to generous outdoor areas including a sunny balcony and spacious side patio. Enjoy a private backyard and ample front parking. Seasonal peek-a-boo view of Sechelt Inlet and lovely mountain vistas. Oversized double garage/workshop accommodates two vehicles and includes an 11'X11' finished flex space offering excellent versatility for studio, hobby room, bedroom or office use. Family friendly location clos
From listing remarks (Sotheby's International Realty Canada)
Rating 16 /100
| Equity | 8.0/40 | -49,880 vs limit (-5.6% of ARV) | |
| Cash flow | 0/30 | -944/mo | |
| Suite-arb | 5.5/15 | zone permits a suite; other conditions short | |
| Motivation | 2.5/15 | 104d on market, no cuts — anchored seller |
Offer case
Price can't fix this. rent test — needs 3,553/mo vs 3,400 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.
- 104 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 — FAIL
(price + $40,000 reno + PTT+legal closing) <= 85% x ARV
all-in = $749,500 + $40,000 + $15,490 = $804,990
ARV = $888,365 → limit = 85% × ARV = $755,110
margin = $-49,880
Rent — FAIL
est. rent >= 0.40% x ARV
est. rent = $3,400/mo (whole house (4bd) $3,400)
floor = 0.4% × ARV $888,365 = $3,553/mo
rents table: Sechelt · as of 2026-08-02
Cash flow — FAIL
rent - carrying >= -800/mo (PM-managed, typical rent, at ask)
payment $3,003 (loan $599,600 @ 4.4%/30y)
+ tax $503 (mls) + ins $158 + maint $170 + vac $204 + PM $306
carrying = $4,344/mo · rent $3,400 → cash flow = $-944/mo (floor $-800)
Suite-arb — FAIL
zone permits suite AND sqft >= 1,900 AND no suite language AND $/sqft < community median
zone R-2 suite:yes · sqft 1,399 (min 1,900)
suite language: no · $/sqft 536 vs median 489
Scored 2026-08-03T08:53 · thresholds from criteria.yaml
Cash-flow scenarios $/mo · hover a cell for carrying cost
| Price | $3,400 typical self-managed |
$3,400 typical PM |
$3,900 high self-managed |
$3,900 high PM |
|---|---|---|---|---|
| $749,500 | −$638 | −$944 | −$193 | −$544 |
| $712,025 −5.0% | −$488 | −$794 | −$43 | −$394 |
| $685,792 −8.5% | −$383 | −$689 | +$62 | −$289 |
Rents: rents.yaml as of 2026-08-02 · financing from criteria.yaml
Comps & ARV
ARV $888,365 — median $/sqft of 4 renovated sales within 3.0km (4 priced from list x measured sale ratio — registration lag) · confidence medium ($/sqft used: 635)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 5808 Anchor Rd | 0.27 km | 1,056 | ~$779,824 | 738 | 2026-02-20 | ✓ |
| 5641 Nickerson Rd | 1.91 km | 1,487 | ~$805,200 | 541 | 2026-03-06 | ✓ |
| 6307 Homestead Ave | 1.98 km | 1,403 | ~$775,920 | 553 | 2026-01-24 | ✓ |
| 5592 Curtis Pl | 2.37 km | 1,358 | ~$974,048 | 717 | 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: $420,000, 2017-03-16 — asking +78.5%
| 2026-08-03 | new | 749500 first seen at $749,500 |
| 2026-06-27 | Price Changed | $749,500 GVR |
| 2026-05-20 | Price Changed | $785,000 GVR |
| 2026-04-21 | Listed | $809,900 GVR |
| 2017-03-16 | Sold (Public Records) | $420,000 Public Records |
| 2016-10-17 | Listed | $425,000 GVR |
| 1998-10-30 | Sold (Public Records) | $187,750 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]
- Slope greater than 20% to 30% — Steep-slope DPA: a geotechnical engineer's report is required for foundation work. This is the one that most often kills a lower-level suite excavation.
| PID | 007-105-941 |
|---|---|
| Parcel | 5796 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 | $760,000 |
|---|---|
| Land / improvements | $477,000 / $283,000 (63% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 1.01 asking under assessment |
| BCA folio | 570.00323.590 |
BC Assessment via SCRD parcel layer · fetched 2026-08-03T06:45
Open questions
- Slope greater than 20% to 30%: Steep-slope DPA: a geotechnical engineer's report is required for foundation work. This is the one that most often kills a lower-level suite excavation.
- 104 days on market — ask the listing agent why it hasn't moved.