$749,500 GREY
Description
Rating 8 /100
| Equity | 0/40 | -151,258 vs limit (-19.7% of ARV) | |
| Cash flow | 0/30 | -944/mo | |
| Suite-arb | 5.5/15 | zone permits a suite; other conditions short | |
| Motivation | 3.0/15 | 164d on market, no cuts — anchored seller |
Offer case
GREEN at $493,000 — that's $256,500 (34.2%) below the $749,500 ask. Long shot
EVIDENCE
- Coast-wide, homes sell at 97.6% of list — a 2.4% discount is simply normal here.
- 164 days on market vs a 60-day median — but ZERO price cuts, so this reads as an anchored seller, not a motivated one.
- Asking $536/sqft where comparable homes sold at $495/sqft (+8%) — the ask is above the local clearing price.
The four tests
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 |
Comps & ARV
ARV $769,097
range $639,292 – $919,995
(about half of comparable sales landed inside this band)
median $/sqft of 12 renovated size-matched sales (12 priced from list × measured sale ratio — ~3y registration lag), blended 70%/30% with assessed × 1.03 (sale/assessed, renovated) · confidence medium
($/sqft used: 553)
Cross-check: comps say $773,647, BC Assessment × sale ratio says $758,480 (+2% apart)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 5808 Anchor Rd | 0.27 km | 1,056 | ~$780,144 | 739 | 2026-02-20 | ✓ |
| 5750 Spindrift St | 0.88 km | 1,176 | ~$556,548 | 473 | 2026-05-10 | ✓ |
| 5726 Emily Way | 1.86 km | 1,360 | ~$729,371 | 536 | 2026-03-16 | ✓ |
| 5641 Nickerson Rd | 1.91 km | 1,487 | ~$805,530 | 542 | 2026-03-06 | ✓ |
| 6270 Homestead Ave | 1.91 km | 1,284 | ~$756,710 | 589 | 2026-01-21 | ✓ |
| 6242 Norwest Bay Rd | 1.94 km | 1,707 | ~$671,275 | 393 | 2025-10-19 | ✓ |
| 6307 Homestead Ave | 1.98 km | 1,403 | ~$776,238 | 553 | 2026-01-24 | ✓ |
| 5636 Cascade Cres | 2.07 km | 1,284 | ~$721,364 | 562 | 2026-07-18 | ✓ |
| ~ = 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) | ||||||
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 |
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 |
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 |
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.
- 159 days on market — ask the listing agent why it hasn't moved.