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Legal suite

$950,000

8304 81 STREET

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Beds

Baths

Sqft

—

Year

2021

Type

Single Family

Suite

Legal suite

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Location nearby

Nearby school, halal, mosque, grocery, park, and transit layers are still being built for Fort St. John. The listing facts above are live; the neighborhood-intelligence layer needs POI coverage before it can score this address properly.

About this home

Custom-built luxurious 2022 6-bed, 3.5 bath, 5,093 sq ft two-storey with a 2-bed legal suite on a 6000 sq ft lot in The Station subdivision of Fort St. John, BC. 2-5-10 Warranty. Gourmet kitchen with quartz counters, quartz backsplash, custom cabinetry, walk-in pantry, & premium stainless appliances. Open-concept main floor with hardwood & tile flooring, 2 fireplaces, & a fire-rated 1.5-inch concrete slab separating the main floor from the suite below for sound separation. Primary suite offers a built-in walk thru closet & spa-style ensuite with in-floor heat, plus 2 more bedrooms & a full bath upstairs. Fully finished 2-bedroom legal suite with separate entry & 2x2 subfloors, ideal for mortgage-helper income. Heated double attached garage with mezzanine storage, central A/C, forced-air gas heat, covered lower deck, upper deck, & fully fenced yard with sunset views. Fibre cement siding, concrete driveway, & metal perimeter fence. Built to be appreciated beyond the photos - A MUST SEE! (id:65958)

Subtype: Single Family
Structure: House
Common interest: Freehold
Living area: 5,093 square feet
Lot size: 5,932 square feet
Lot dimensions: 5932
Stories: 3
Fireplace: 2
On market: Apr 21, 2026
Status changed: Apr 23, 2026
Annual tax: $7,918.52 (2025)
Photos: 40
MLS#: R3114294
Area: FORT_ST._JOHN

Features and systems

Parking

GarageOpen

Basement

FinishedFull

Appliances

WasherRefrigeratorDishwasherStoveDryer

Heating

Baseboard heatersForced airNatural gas

Exterior

Composite Siding

Roof

Asphalt shingleConventional

Foundation

Concrete Perimeter

Negative cash flow ~$139/mo at these assumptions

Monthly rent (CAD)Adjust to your local market estimateDown payment (%)Investment props typically 20-25%Mortgage rate (% annual)Default 4.5% — adjust to your rate holdAmortization (years)

Cash on cash

-0.88%

Cap rate

4.69%

GRM

13.9

Break-even rent

$5,846

Financing

Down payment$190,000

Loan amount$760,000

Mortgage$3,851/mo

Operating expenses (monthly)

Property tax(est. 0.55%/yr (AB avg))$435

Insurance$80

Maintenance$792

CapEx reserve$396

Vacancy loss$285

Estimates only. Actual cash flow depends on financing terms, condition reports, current market rents, property tax assessment, condo fees, and tenant quality. Defaults: 4.5% rate, 30-year amortization, 5% vacancy, 1%/yr maintenance, 0.5%/yr CapEx reserve, $80/mo insurance. Property tax estimated at 0.55%/yr where not provided. Talk to a mortgage broker before relying on these numbers.

Mortgage estimate

Estimated $3,851/mo at 4.5% with 20% down, 30-yr amortization.Estimate only — actual payment varies by qualification + insurance.

Listing brokerage

Listing brokerage on file

Listing data via CREA DDF®. Information is deemed reliable but not guaranteed accurate by CREA. Last updated Apr 23, 2026.