$769,000 GREY
5702 Medusa St, Sechelt
3 bd · 2.0 ba · 1,448 sqft
· 1 sqft lot
· 132 DOM · MLS R3099668
Listing: Redfin search · fetched 2026-08-03T07:15
Description
This charming, bright and south-facing 1,448 sq ft, 3-bedroom rancher is just blocks from Sechelt’s shopping, cafés/restaurants, services, parks, transit and hospital. With a large, fully fenced 8,000 sq ft (745 sq m) lot, this property is a gardener’s delight with apple, plum and fig trees. Additional flowering shrubs, perennials, kiwis, raspberries, herbs, roses and raised vegetable beds augment the rear and/or front gardens. In the last 4 years, this home has been beautifully renovated and upgraded with energy conservation in mind, including a new enlarged kitchen and appliances, bar stool seating, and 2 new bathrooms. New hot water on demand, all walls and ceilings r
From listing remarks (RE/MAX City Realty)
Rating 9 /100
| Equity | 0/40 | -144,248 vs limit (-18.0% of ARV) | |
| Cash flow | 0/30 | -1,245/mo | |
| Suite-arb | 5.7/15 | zone permits a suite; other conditions short | |
| Motivation | 3.0/15 | 143d on market, no cuts — anchored seller |
Offer case
Price can't fix this. rent test — needs 3,203/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.
- 143 days on market vs a 59-day median — but ZERO price cuts, so this reads as an anchored seller, not a motivated one.
- Asking 122% of assessed value — priced above the roll.
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 = $769,000 + $40,000 + $15,880 = $824,880
ARV = $800,744 → limit = 85% × ARV = $680,632
margin = $-144,248
Rent — FAIL
est. rent >= 0.40% x ARV
est. rent = $3,000/mo (whole house (3bd) $3,000)
floor = 0.4% × ARV $800,744 = $3,203/mo
rents table: Sechelt · as of 2026-08-02
Cash flow — FAIL
rent - carrying >= -800/mo (PM-managed, typical rent, at ask)
payment $3,081 (loan $615,200 @ 4.4%/30y)
+ tax $406 (mls) + ins $158 + maint $150 + vac $180 + PM $270
carrying = $4,245/mo · rent $3,000 → cash flow = $-1,245/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 1,448 (min 1,900)
suite language: no · $/sqft 531 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 |
|---|---|---|---|---|
| $769,000 | −$975 | −$1,245 | −$575 | −$885 |
| $730,550 −5.0% | −$821 | −$1,091 | −$420 | −$731 |
| $703,635 −8.5% | −$713 | −$983 | −$313 | −$623 |
Rents: rents.yaml as of 2026-08-02 · financing from criteria.yaml
Comps & ARV
ARV $800,744 — median $/sqft of 5 renovated sales within 3.0km (5 priced from list x measured sale ratio — registration lag) · confidence medium ($/sqft used: 553)
| Sold | Dist | Sqft | Price | $/sqft | Date | Reno |
|---|---|---|---|---|---|---|
| 5750 Spindrift St | 0.19 km | 1,176 | ~$555,978 | 473 | 2026-05-10 | ✓ |
| 5808 Anchor Rd | 0.75 km | 1,056 | ~$779,345 | 738 | 2026-02-20 | ✓ |
| 5641 Nickerson Rd | 2.41 km | 1,487 | ~$804,705 | 541 | 2026-03-06 | ✓ |
| 6307 Homestead Ave | 2.47 km | 1,403 | ~$775,443 | 553 | 2026-01-24 | ✓ |
| 5592 Curtis Pl | 2.84 km | 1,358 | ~$973,449 | 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
| 2026-08-03 | new | 769000 first seen at $769,000 |
| 2026-07-08 | Price Changed | $769,000 GVR |
| 2026-05-19 | Price Changed | $774,000 GVR |
| 2026-05-04 | Price Changed | $779,000 GVR |
| 2026-04-24 | Relisted | GVR |
| 2026-04-10 | Price Changed | $784,000 GVR |
| 2026-03-13 | Listed | $789,000 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 | 009-431-489 |
|---|---|
| Parcel | 5702 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 | $632,000 |
|---|---|
| Land / improvements | $490,000 / $142,000 (78% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 0.82 |
| BCA folio | 570.00179.072 |
BC Assessment via SCRD parcel layer · fetched 2026-08-03T06:45
Open questions
- 132 days on market — ask the listing agent why it hasn't moved.