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8814 85A Avenue
Beds
4
Baths
4 full + 1 half
Sqft
1,552
Year
2018
Type
Single Family
On market
26d
Nestled on a quiet street in the sought-after community of Riverstone, just moments from schools and everyday amenities, this immaculate two-storey residence seamlessly blends elegance with modern functionality. Thoughtfully designed for both comfort and style, the main floor showcases a spacious open-concept layout featuring a stunning kitchen with crisp white cabinetry, black stainless steel appliances, a large island with eating bar, and a convenient walk-through pantry. The inviting living room is anchored by a cozy fireplace and offers beautiful views of the landscaped backyard. The dining area opens through a patio door to an exceptional outdoor retreat, complete with a beautifully crafted deck, pergola, and privacy wall, an ideal setting for entertaining or enjoying peaceful evenings at home. A functional laundry room with direct garage access and a stylish half bath complete the main level. Upstairs, the luxurious primary suite offers a serene escape with a spa-inspired ensuite and spacious walk-through closet, while two additional bedrooms and a full bathroom provide ample space for family or guests. The developed basement expands the living space with versatility in mind, featuring a wet bar, a fourth bedroom and a newly added full bathroom (to be completed prior to possession). Outside, the fully fenced yard offers both privacy and exceptional curb appeal, highlighted by meticulous front curbing and manicured landscaping. Completing this impressive property is a double attached heated garage, delivering the perfect balance of sophistication, comfort, and everyday practicality. Book your showing today! (id:65958)
Basement
| Room | Dimensions | Features |
|---|---|---|
| Bedroom | 11.33 Ft x 11.50 Ft | |
| 4pc Bathroom | — |
Main level
| Room | Dimensions | Features |
|---|---|---|
| 2pc Bathroom | — |
Upper Level
| Room | Dimensions | Features |
|---|---|---|
| Primary Bedroom | 12.08 Ft x 14.25 Ft | |
| Bedroom | 10.25 Ft x 10.08 Ft | |
| 3pc Bathroom | — | |
| 4pc Bathroom | — | |
| Bedroom | 9.42 Ft x 10.83 Ft |
10-item due-diligence checklist. We can pre-flight most of these for you on a CMA call.
Comparable sales
Ask for 3–5 recent solds within ~1 km and the same beds/baths so the list price has context.
Property condition
Roof age, furnace age, hot-water tank age, electrical panel size, windows. Cosmetic vs structural.
Zoning
Confirm zoning matches your intent (single-family vs duplex vs secondary suite vs commercial).
Suite legality / potential
If suited or being marketed as suited: confirm permits, separate entrance, ceiling height, egress windows.
Monthly carrying cost
Mortgage + property tax + insurance + condo fee (if any) + utilities. Compare to your max budget.
Property taxes
Confirm the annual tax amount on the current assessment — and whether a reassessment is pending.
Insurance estimate
Get a same-day quote. Older homes, knob-and-tube wiring, polybutylene plumbing, flood plains all change the number.
Commute
Drive it (or transit it) at the actual time of day you'd commute. Map ETA lies during peak hours.
Deposit and financing conditions
Deposit size, financing condition window, condition removal date, possession date — all negotiable.
Inspection considerations
Budget for a home inspector ($500–700) and any specialty inspections (sewer scope, mould, asbestos for pre-1990 builds).
Cash on cash
-1.16%
Cap rate
4.63%
GRM
13.9
Break-even rent
$3,541
Financing
Operating expenses (monthly)
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Approximation 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.
Rough ballpark only. Pick a down-payment option, then tap any underlined number below to plug in your real numbers — tax, condo fee, insurance, utilities. Total updates live. Confirm with a mortgage broker before writing an offer.
Cost lines (tax, condo, insurance, utilities) are editable inline above. These two control the mortgage payment math.
Approximation only. CMHC default insurance is included when down payment is under 20%. Property tax and condo fees come from MLS when listed and may not reflect the current billing year. Suite rental income depends on permits, market rent, and vacancy — confirm with a property manager. Always validate your scenario with a mortgage broker and your insurance provider before writing an offer.
We'll reply by text within a few hours. Comparable sales, condition flags, things worth checking — sent before you book a showing.
Listing brokerage
Listing brokerage on file
Listing data via CREA DDF®. Information is deemed reliable but not guaranteed accurate by CREA. Last updated May 15, 2026.
Buyer-fit signals
Derived from listing data and nearby-amenity proximity. Verify anything that matters to your decision — distances are approximate.
Nearby school, halal, mosque, grocery, park, and transit layers are still being built for Grande Prairie. The listing facts above are live; the neighborhood-intelligence layer needs POI coverage before it can score this address properly.