Home Abbotsford, BC Abbotsford East 2649 Mcadam Road

2649 Mcadam Rd, Abbotsford BC - Single Family Residence for Sale - MLS# R2960745

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Listing updated: Jun 27, 2025 at 01:56am

EstateBlock checked: Sep 11, 2026 at 09:45pm

4 Beds

3 Baths

2751 sqft

436 $ /sqft

1991 built

Closed

VERIFIED ACCOUNT REQUIRED

This property sold for

$●●●,●●●

Listing updated: Jun 27, 2025 at 01:56am

EstateBlock checked: Sep 11, 2026 at 09:45pm

Photo

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Sold price & sold date

Original list price & price changes

Full photo gallery - 40 photos

Days on market & listing history

Map & Neighbourhood

Public Schools

Middle
William A. Fraser Middle School: 0.54 km
Secondary
Yale Secondary School: 0.21 km
Elementary
Margaret Stenersen Elementary School: Average 0.86 km 5.8/10

Information includes BC Government Open License data; school details change often and are offered solely as general guidance.

Private Schools

Elementary, Secondary
Dogwood School: 1.51 km
Elementary, Secondary
Dogwood School: 1.51 km

Closest Transit

Bus Stop
Old Yale at McAdam (WB): 0.17 km
Skytrain
West Coast Express @ Mission City Station: 9.68 km

Crime Rate

Total Crime Rate: Below Average
Violent Crime Rate: Below Average
Property Crime Rate: Average

Demographics

Post-Secondary Education: Below Average 18.3%
No Certificate/Degree: Average 14.4%
Owner Occupied: Average 70.9%
Employment Rate: Average 64.1%

Noise/ Power Lines

Road/Hwy Noise: Unlikely
Railway/Sky train Noise: Unlikely
Airport/Port Noise: Unlikely
Close to major Power Lines: Unlikely

Other

Agricultural Land Reserve (ALR): Unlikely
Flood Area: Unlikely
Close to Cemeteries: Unlikely

Sell Speed & Competition

54 / 100

Overall sell-speed score

Moderate pace expected

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Price competition grade

No comparable data

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 9.68 km from station

Road / Highway noise

Unlikely

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How ABBOTSFORD EAST compares

This property

149 DOM

Listed

Abbotsford East avg

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Abbotsford avg

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2649 Mcadam Road has a sell-speed score of 54/100, placing it in the "Expected to sell at a moderate pace" band. The listing is has limited comparable pricing data available. The local market is currently a Balanced Market with a sales-to-active ratio of 12.8% — conditions are balanced. With only 438 competing homes currently listed, this property has significant competition. Based on these signals, EstateBlock predicts this listing is may take several weeks to attract serious offers.

Climate Risk for V2S 7J4

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2S 7J4, over the next 30 years. Projections use the 2041–2070 period (2050s) under a moderate emissions scenario (SSP2-4.5).

Flood Lower Risk

Outside of designated flood hazard zones. Under 10% of buildings in this area have flood risk over the next 30 years.

Fire Moderate

Located within the "Chilliwack" WUI zone (Risk Class 3 — Moderate). Based on BC Wildfire Service provincial WUI Risk Class mapping; not a site-specific assessment.

Air Quality A / Excellent

Annual avg PM2.5 4.4 µg/m³ — meets WHO 2021 guideline (BC ENV 2024). Nearest station: Abbotsford Central, Abbotsford (~3.3 km). Annual avg AQHI 1.8 — Low Risk.

Heat Elevated

Abbotsford currently sees ~3 days above 30 °C per year (1981–2010 baseline), projected to rise to ~13 by the 2050s (SSP2-4.5 moderate emissions). Hottest day of the year: ~31.2 °C baseline, ~33.9 °C projected. Tropical nights (>18 °C): ~0 baseline, ~1 projected.

Precipitation Increasing

Annual precipitation ~1520 mm (1981–2010 baseline), projected ~1572 mm by the 2050s. Extreme 1-day rainfall: ~53.7 mm baseline, ~57.8 mm projected. Values vary modestly across the Lower Mainland.

Drought Stable

Longest annual dry spell (consecutive dry days): ~24 days baseline, ~25 days projected for the 2050s. CDD is used as a regional drought proxy; drought risk varies modestly across the Lower Mainland.

Nearby Restaurants, Cafes & Shops

Transit (29 nearby)

Bus stop old yale at mcadam (wb) · 174 m · Transit
Bus stop old yale at mcadam (eb) · 202 m · Transit
Bus stop old yale at rec centre (eb) · 269 m · Transit

Shopping (3 nearby)

Soft touch day spa · 347 m · Beauty Shop
Identity clothing · 371 m · Clothes
Shear performance barbershop · 375 m · Hairdresser

Restaurants (2 nearby)

Choice pizza 2 for 1 · 389 m · Restaurant
Subway · 796 m · Fast Food

Cafes (1 nearby)

City blends coffee · 359 m · Cafe

Schools NearBy

18 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Yale Secondary School	Public	Grades Served 9-12	Catchment Info In Catchment	6.3 / 10	Distance 213 m
William A. Fraser Middle School	Public	Grades Served 6-8	Catchment Info In Catchment	6.0 / 10	Distance 535 m
McMillan Elementary School	Public	Grades Served K-5	Catchment Info —	6.5 / 10	Distance 776 m
Margaret Stenersen Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	5.0 / 10	Distance 862 m
Abbotsford Virtual School	Public	Grades Served —	Catchment Info —	4.8 / 10	Distance 1.35 KM
Abbotsford Christian School	Independent	Grades Served K-12	Catchment Info —	7.4 / 10	Distance 1.66 KM
Alexander Elementary	Public	Grades Served —	Catchment Info —	5.4 / 10	Distance 1.84 KM
Dr Thomas A Swift Elementary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 1.84 KM
Irene Kelleher Totí:ltawtxw	Public	Grades Served —	Catchment Info —	7.0 / 10	Distance 1.84 KM
Robert Bateman Secondary	Public	Grades Served —	Catchment Info —	6.6 / 10	Distance 2.09 KM
Prince Charles Elementary School	Public	Grades Served K-5	Catchment Info —	6.5 / 10	Distance 2.24 KM
Clayburn Middle School	Public	Grades Served 6-8	Catchment Info —	7.1 / 10	Distance 2.44 KM
Mountain Elementary School	Public	Grades Served K-5	Catchment Info —	6.7 / 10	Distance 2.52 KM
Abbotsford Senior Secondary School	Public	Grades Served 9-12	Catchment Info —	5.1 / 10	Distance 2.67 KM
Sandy Hill Elementary School	Public	Grades Served K-5	Catchment Info —	6.7 / 10	Distance 2.69 KM
Terry Fox Elementary School	Public	Grades Served K-5	Catchment Info —	3.3 / 10	Distance 2.80 KM
West Coast Adventist Online School	Independent	Grades Served —	Catchment Info —	0	Distance 2.87 KM
Abbotsford Middle School	Public	Grades Served 6-8	Catchment Info —	4.5 / 10	Distance 2.90 KM

Mortgage Calculator for 2649 Mcadam Road

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $407

Maintenance fee 0

Based on a 30-year fixed at 4% interest with 20% down ($239,980), the estimated monthly payment for this listing is $4,990/month — $4,583 principal & interest, $407 property tax.

or Call 778-918-5990

All figures are informational estimates by EstateBlock.com; actual mortgage payments and insurance rates vary by many factors.

Listing data last synced: Jun 27, 2025

Investment Cashflow Calculator

Property Tax (Monthly)

Basic Insurance Cost

Rental Income

Vacancy Rate

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Break Even Down Payment 0%

Cap Rate

Cash on Cash

At an estimated rental income of $3,556/month, this property runs a $1,587/month shortfall after mortgage and carrying costs. Break-even requires approximately 48% down.

All figures are informational estimates by EstateBlock.com; actual mortgage payments and insurance rates vary by many factors.

Estateblock Rent Estimate for 2649 Mcadam Road, Abbotsford

Buy Vs Rent Calculator

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Approximate estimates for informational purposes only, not financial advice. Assumes a new 30-year fixed mortgage at the rate shown; actual rent, payments, and equity will vary by loan terms and market conditions. Consult a licensed professional before deciding.