Home Mission, BC Mission BC 8535 Mcpherson Street

8535 Mcpherson St, Mission BC – House for Sale – MLS® R3176856

8535 Mcpherson Street, Mission, British Columbia V4S 1M3

Mission Houses for Sale

1 day on the market

$1,155,900

Est. Mortgage $5,114/mo

Listing updated: Oct 20, 2026 at 01:58am

EstateBlock checked: Oct 20, 2026 at 01:45am

Cedar Valley & Ferndale

5 Beds

4 Baths

2976 sqft

388 $ /sqft

2006 built

NEW

Photo

Freshly painted basement-entry home on a beautifully maintained lot over 6,500 sq. ft.! Enjoy a spacious open-concept kitchen with stainless steel appliances, a large island, generous pantry and a family-sized eating nook. Vaulted ceilings, 9-foot ceilings throughout the main living area and large windows create a bright, airy feel. Upstairs laundry adds everyday convenience. Downstairs offers an additional bedroom/den with a closet and window, plus a legal 2-bedroom suite. Entertain year-round on the covered upper deck overlooking the spacious yard. A 1-year-old hot water tank adds peace of mind. A wonderful blend of space, comfort and flexibility for family living!

Interior Features

Basement Finished Area (sqft)	0
Basement Features	Finished
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Interior Features	Central Vacuum
Fireplace	1
Heating Type	Natural Gas
# of Kitchens	2
Flooring	Laminate, Tile, Carpet
Foundation	Concrete Perimeter

Exterior Features

Roof	Asphalt
Structures	Residential Detached

Building Details

Price	$1,155,900
Total Bedrooms	5
Total Bathrooms	4
Full Bathrooms	4
Half Bathrooms	0
Floor Area Total (sqft)	2976
Year Built	2006
Age Of Building	20
Building Type	Single Family Residence
Property Type	Residential
Architecture Style	Basement Entry
Stories	2
Building Name	Cedar Valley & Ferndale
Ownership Type	Freehold NonStrata
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer, Storm Sewer
Water (WaterSource)	Public
Parking Type	Garage Double, Front Access, Concrete
Total Parking Spaces	6

Lot & Land

Lot Size	6627
Lot Size Depth	Feet
Lot Size Frontage	57.89
MLS^® #	R3176856
Area	Mission
Neighbourhood	Mission BC
City	Mission
Postal Code	V4S 1M3
Gross Taxes	$5,223.08
Zoning	UC465

Property Timeline

Status	Date	Price
R3176856 / Active	10-19-2026	$1,155,900

Rooms

Floor	Type	Dimensions
Main Level	Living Room	15'1 x 15'1 ft
Main Level	Kitchen	14'11 x 14'11 ft
Main Level	Family Room	14'11 x 14'11 ft
Main Level	Dining Room	12'9 x 12'9 ft
Main Level	Nook	10'11 x 10'11 ft
Main Level	Primary Bedroom	22'8 x 22'8 ft
Main Level	Bedroom	11' x 11' ft
Main Level	Bedroom	10'5 x 10'5 ft
Main Level	Laundry	10'1 x 10'1 ft
Below	Den	13'4 x 13'4 ft
Basement Level	Bedroom	15'1 x 15'1 ft
Basement Level	Bedroom	11'5 x 11'5 ft
Basement Level	Living Room	14'2 x 14'2 ft
Basement Level	Kitchen	14'5 x 14'5 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	Yes	#4
Main Level	No	#4
Below	No	#3
Basement	No	#4

Listed by: LPT Realty

NOTE: This representation is based in whole or in part on data generated by the Chilliwack & District Real Estate Board, Fraser Valley Real Estate Board or Greater Vancouver REALTORS^® which assumes no responsibility for its accuracy.

Map & Neighbourhood

Private Schools

Elementary, Secondary
Valley Christian School: Above Average 0.93 km 7.1/10
Elementary, Secondary
Valley Christian School: Above Average 0.93 km 7.1/10

Closest Transit

Bus Stop
Fennell at Mitchell (SB): 0.11 km
Skytrain
West Coast Express @ Mission City Station: 2.93 km

Crime Rate

Total Crime Rate: Above Average
Violent Crime Rate: Above Average
Property Crime Rate: Above Average

Demographics

Post-Secondary Education: Below Average 11.7%
No Certificate/Degree: Above Average 22.9%
Owner Occupied: Above Average 75.2%
Employment Rate: Above Average 67.6%

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

36 / 100

Overall sell-speed score

May take longer

Price competition grade

Avg comparable: $1,035,686

Buyer's

Market conditions

Buyer's market — more supply than demand

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 2.93 km from station

Road / Highway noise

Unlikely

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How MISSION BC compares

This property

1 DOM

Listed

Mission BC avg

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Mission avg

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8535 Mcpherson Street has a sell-speed score of 36/100, placing it in the "May take longer than the area average to sell" band. The listing is priced 10.4% above comparable active properties in Mission BC. The local market is currently a Buyer's Market with a sales-to-active ratio of 11.3% — buyers have more leverage. With only 239 competing homes currently listed, this property has significant competition. Based on these signals, EstateBlock predicts this listing is could take longer than the area average to sell.

Climate Risk for V4S 1M3

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V4S 1M3, 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. Nearest station: Abbotsford Central, Abbotsford (~12.8 km). Annual avg AQHI 1.8 — Low Risk.

Heat Elevated

Mission 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: ~31.1 °C baseline, ~33.7 °C projected. Tropical nights (>18 °C): ~0 baseline, ~2 projected.

Precipitation Increasing

Annual precipitation ~1751 mm (1981–2010 baseline), projected ~1810 mm by the 2050s. Extreme 1-day rainfall: ~60.1 mm baseline, ~65.9 mm projected. Values vary modestly across the Lower Mainland.

Drought Stable

Longest annual dry spell (consecutive dry days): ~21 days baseline, ~23 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 (7 nearby)

Bus stop fennell at mitchell (sb) · 109 m · Transit
Bus stop egglestone at machell (wb) · 348 m · Transit
Bus stop cherry at harris (eb) · 366 m · Transit

Schools NearBy

14 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Albert McMahon Elementary	Public	Grades Served —	Catchment Info —	3.9 / 10	Distance 346 m
Cherry Hill Elementary School	Public	Grades Served K-6	Catchment Info —	3.1 / 10	Distance 593 m
Valley Christian School	Independent	Grades Served K-12	Catchment Info —	7.1 / 10	Distance 931 m
Valley Christian Online School	Independent	Grades Served —	Catchment Info —	7.1 / 10	Distance 1.23 KM
Christine Morrison Elementary School	Public	Grades Served K-6	Catchment Info —	3.8 / 10	Distance 1.41 KM
Edwin S Richards Elementary School	Public	Grades Served K-6	Catchment Info —	5.9 / 10	Distance 1.66 KM
Fraserview Learning Centre	Public	Grades Served 8-12	Catchment Info —	3.9 / 10	Distance 1.95 KM
West Heights Elementary School	Public	Grades Served K-6	Catchment Info —	2.6 / 10	Distance 2.03 KM
Mission Senior Secondary	Public	Grades Served —	Catchment Info —	5.6 / 10	Distance 2.14 KM
Hillside Traditional Academy	Public	Grades Served K-6	Catchment Info —	5.7 / 10	Distance 2.19 KM
Windebank Elementary School	Public	Grades Served K-6	Catchment Info —	2.5 / 10	Distance 2.41 KM
Mission Central Elementary School	Public	Grades Served K-6	Catchment Info —	4.9 / 10	Distance 2.53 KM
des Deux-Rives	Public	Grades Served —	Catchment Info —	5.1 / 10	Distance 2.78 KM
Ecole Heritage Park Middle School	Public	Grades Served —	Catchment Info —	4.8 / 10	Distance 2.79 KM

Walkability & Transit Near 8535 Mcpherson Street

Car-Dependent 33

Walk Score - Car-Dependent

Most errands require a car

Some Transit 33

Transit Score - Some Transit

A few nearby public transportation options

Somewhat
Bikeable 36

Bike Score - Somewhat Bikeable

Minimal bike infrastructure

Mortgage Calculator for 8535 Mcpherson Street

/month

Principal & Interest

Property Taxes $435

Maintenance fee 0

With a 20% down payment, buyers can expect an estimated $4,850/month in total housing costs on this $1,155,900 property — $4,415 mortgage payment, $435 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.

Investment Cashflow Calculator

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Mortgage Payment

Monthly Payment

Break Even Down Payment 0%

Cap Rate

Cash on Cash

Based on $3,459/month estimated rent and $4,997/month in total housing costs, this property has a -$1,538/month cashflow. Break-even down payment: approximately 48%.

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

Estateblock Rent Estimate for 8535 Mcpherson Street, Mission

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.