$710,000 GREY
Description
Rating 10 /100
| Equity | 2.7/40 | -69,502 vs limit (-8.5% of ARV) | |
| Cash flow | 0/30 | -1,084/mo | |
| Suite-arb | 5.1/15 | zone permits a suite; other conditions short | |
| Motivation | 2.1/15 | 90d on market, no cuts — anchored seller |
Offer case
Price can't fix this. rent test — needs 3,272/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.
- 90 days on market vs a 59-day median — but ZERO price cuts, so this reads as an anchored seller, not a motivated one.
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 |
|---|---|---|---|---|
| $710,000 | −$814 | −$1,084 | −$413 | −$724 |
| $674,500 −5.0% | −$671 | −$941 | −$271 | −$581 |
| $649,650 −8.5% | −$572 | −$842 | −$171 | −$482 |
Comps & ARV
ARV $817,880 — 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 |
|---|---|---|---|---|---|---|
| 5641 Nickerson Rd | 0.31 km | 1,487 | ~$805,200 | 541 | 2026-03-06 | ✓ |
| 6307 Homestead Ave | 0.34 km | 1,403 | ~$775,920 | 553 | 2026-01-24 | ✓ |
| 5592 Curtis Pl | 0.63 km | 1,358 | ~$974,048 | 717 | 2025-11-14 | ✓ |
| 5808 Anchor Rd | 1.97 km | 1,056 | ~$779,824 | 738 | 2026-02-20 | ✓ |
| ~ = final list price used as sale proxy (BC title registration lags ~6-12 mo) | ||||||
Price & sale history
Seller basis: $320,000, 2007-06-05 — asking +121.9%
| 2026-08-03 | new | 710000 first seen at $710,000 |
| 2026-06-01 | Price Changed | $710,000 GVR |
| 2026-05-05 | Listed | $719,000 GVR |
| 2007-06-05 | Sold (Public Records) | $320,000 Public Records |
| 2007-04-07 | Listed | $324,000 GVR |
| 2006-10-13 | Sold (Public Records) | $269,946 Public Records |
Zoning & land
R-3 — Small Lot Residential suite OK
Areas B/D/E/F: single-unit dwelling with a restricted second storey. Density is capped at one dwelling per parcel, but s.5.24.4 excludes secondary suites from that count, so a suite still works (wastewater carve-out aside). No auxiliary dwelling unit here. Area A: residential with auxiliary commercial — over 2000 m2 gets a duplex second unit OR one auxiliary dwelling unit. Sechelt R-3: SSMUH small-lot zone, suite plus up to 4 units. [Bylaw 722.9 s.7.3.2-7.3.3, s.5.24.4; Bylaw 337 s.621.1; Bylaw 580 s.1.3.2-1.3.4]
| PID | 026-559-617 |
|---|---|
| Parcel | 5723 NICKERSON RD (Sechelt) |
| Wastewater | District of Sechelt sewer service |
| Water | Chapman system |
| Fire protection | Sechelt FPA |
Assessment
| Assessed total | $727,000 |
|---|---|
| Land / improvements | $451,000 / $276,000 (62% land — the higher, the more the value is in the dirt) |
| Assessed / ask | 1.02 asking under assessment |
| BCA folio | 570.06421.190 |
Open questions
- 90 days on market — ask the listing agent why it hasn't moved.