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8877 85A Avenue
Beds
5
Baths
4 full + 1 half
Sqft
2,205
Year
2017
Type
Single Family
On market
26d
Located in the sought-after Riverstone subdivision, this fully developed two-storey home offers the kind of layout and space that works so well for a growing family. With no rear neighbours, beautiful landscaping, and multiple living spaces throughout, there’s room for both everyday life and the busy seasons in between. Just off the entry is an office space, along with a convenient half bath and access to the attached garage. The main floor features a bright open-concept kitchen, dining, and living area that feels welcoming the moment you walk in. The kitchen offers brand new stainless steel appliances, granite countertops, ceiling-height cabinetry, a large island, and pantry space for extra storage. The living room fireplace adds warmth to the space, while double doors off the dining area lead to the back deck and beautifully landscaped yard complete with stonework and a great setup for a fire pit area. Upstairs, you’ll find an open bonus room, four bedrooms, a full bathroom, and second-floor laundry conveniently located near the primary suite. The spacious primary bedroom features an ensuite with double sinks, a soaker tub, separate shower, and a walk-in closet located just off the bathroom. The professionally developed basement adds even more flexibility with a large family/rec room, an additional bedroom, full bathroom, and storage space. The attached garage also includes built-in storage shelving for added function. With its fully developed layout, multiple living spaces, and family-friendly design, this home is a fantastic option for a growing family looking for space both inside and out. (id:65958)
Basement
| Room | Dimensions | Features |
|---|---|---|
| Recreational, Games room | 15.92 Ft x 25.75 Ft | |
| 3pc Bathroom | 5.92 Ft x 10.00 Ft | |
| Furnace | 9.58 Ft x 12.58 Ft | |
| Bedroom | 12.83 Ft x 13.33 Ft |
Main level
| Room | Dimensions | Features |
|---|---|---|
| Foyer | 8.67 Ft x 6.08 Ft | |
| Office | 11.58 Ft x 10.08 Ft | |
| 2pc Bathroom | 4.83 Ft x 4.83 Ft | |
| Kitchen | 11.75 Ft x 11.75 Ft | |
| Pantry | 3.67 Ft x 4.25 Ft | |
| Dining room | 10.42 Ft x 11.67 Ft | |
| Living room | 13.58 Ft x 15.08 Ft |
Second level
| Room | Dimensions | Features |
|---|---|---|
| Bonus Room | 19.25 Ft x 16.17 Ft | |
| Bedroom | 12.42 Ft x 12.50 Ft | |
| Bedroom | 9.67 Ft x 12.08 Ft | |
| Bedroom | 11.75 Ft x 9.50 Ft | |
| 5pc Bathroom | 6.00 Ft x 12.83 Ft | |
| Laundry room | 6.00 Ft x 4.08 Ft | |
| Primary Bedroom | 15.50 Ft x 12.75 Ft | |
| 5pc Bathroom | 13.92 Ft x 8.42 Ft | |
| Other | 7.50 Ft x 4.83 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
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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
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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
-1.17%
Cap rate
4.63%
GRM
13.9
Break-even rent
$3,723
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 30, 2026.
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.
Buyer-fit signals
Derived from listing data and nearby-amenity proximity. Verify anything that matters to your decision — distances are approximate.