797 Tess St · Burnettown, SC 29829

$302,395

4 bd · 2.5 ba · 2,110 sqft · SingleFamily · 41 Days on market

Built 2026 Good condition 5,227 sqft lot Est $285k · 6% over $33/mo HOA · 1% of rent ↓ 1% since listing

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +16.5/30.0
• Appreciation +9.2/10.0
• DSCR +5.1/10.0
• ARV discount +4.7/15.0
• 1% rule +4.6/10.0
• Condition / age +4.0/5.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

* * SPECIAL FINANCING * * Rates as low as 4.99% with up to 8,000 in closing cost with the use of our preferred lender on contracts written by before May 31, 2026 and Close by 08/19/2026. Clairbourne Neighborhood has on site amenities with a pool, cabana, playground and sidewalks. Enjoy small town living with easy access to Augusta, North Augusta and Aiken all within a 15-minute commute. We are located close to Savanah River Site, Fort Gordon, Bridgestone and Medical facilities such as Piedmont, WellStar, Aiken Regional, VA and Prompt Care locations. Langley Pond, Hitchcock Woods and Steeplechase are nearby attractions for the outdoor and equestrian enthusiast. Here, the Sadler Plan shines with its open layout that effortlessly blends the living, dining, and kitchen areas - making it the ultimate space for gatherings and daily comfort. The kitchen, a highlight of this plan, features a generous island and pantry, ready to handle all your cooking and entertaining needs. The main level primary bedroom acts as your personal oasis, boasting en-suite with a large tile shower with bench seat, dual vanities, and a spacious walk-in closet, ensuring your relaxation and organization are top priorities. Up the Oak Staircase, you will find 3 spacious bedrooms and a shared full bathroom to accommodate family members or guests. The covered and screened patio provides outdoor entertaining space for those weekend Barbeques! Each home is built using energy efficient construction methods and are independently inspected and tested by The Home Energy Rating System (HERS) Index. * Photos are for illustrative purposes only actual finishes may vary * . Homesite I27

Key facts

• Cabana
• Pool
• On site amenities

Tags

• ON SITE AMENITIES
• POOL
• CABANA
• PLAYGROUND
• SIDEWALKS
• EASY ACCESS TO AUGUSTA

Property features AI

Finance

• Other: Subdivision: Clairbourne
• HOA & community: Homeowners association with annual fee of $400 (about $33.33/mo); Community pool; Street lights; Playground

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Two stories; Entry level: 1
• Construction: Built with concrete, stone, vinyl siding and frame; Composition roof; Slab foundation; New construction; Home warranty included
• Exterior features: Covered patio; Patio; Landscaped yard; Front and rear sprinkler systems; Has a view; Smoke detector(s)

Interior

• Kitchen: Range; Disposal; Dishwasher; Microwave; Tankless water heater
• Bedrooms: Total rooms: 8
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Walk-in closets; Entrance foyer; Kitchen island; Pantry; Eat-in kitchen; Insulated windows
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $302k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $291k (3.7% below list).
• Recommended offer: $291k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 5.5% in Burnettown — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 64/100 on livability (#159 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Aiken 01 (suburban): math 31% / reading 44% proficiency, ranked #36 of 80 in SC (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jefferson Elementary (math 34% / reading 34%, grade F, #359 of 597 statewide, top 60%, 557 students, 100% FRL); Midland Valley High (math 31% / reading 83%, grade C, #120 of 196 statewide, top 64%, 1,477 students, 62% FRL) — zoned schools average 81% FRL vs 54% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 299 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 2,500 units permitted in Aiken County in 2024 (1,023 in 5+ unit buildings).
• This rent runs 41% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (8.4% local appreciation)).
• Aiken County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (8.4% appreciation + 3.0% rent growth), your $85k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($293k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $291,205 (3.7% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.96% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.52%
• DSCR: 1.11
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $284,850
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
871 Tess St	0.06mi	4/2.5	2,046 (-3%)	3mo	$275,900	$135	90
902 Tess St	0.09mi	4/2.5	2,046 (-3%)	2mo	$275,900	$135	89
870 Tess St	0.06mi	3/2.5 (-1)	1,890 (-10%)	2mo	$292,295	$155	73
350 Country Glen Ave	0.47mi	4/2.5	2,184 (+4%)	1mo	$275,000	$126	72
875 Tess St	0.07mi	4/3.5	2,386 (+13%)	1mo	$316,805	$133	70
908 Tess St	0.10mi	4/3.5	2,386 (+13%)	1mo	$289,900	$122	69
945 Tess St	0.12mi	4/3.5	2,386 (+13%)	1mo	$279,900	$117	68
139 Midland Pines Dr	0.40mi	3/2.5 (-1)	2,200 (+4%)	2mo	$315,000	$143	68
985 Tess St	0.16mi	4/3.5	2,386 (+13%)	2mo	$284,900	$119	65
632 Tess St	0.18mi	3/2.5 (-1)	2,356 (+12%)	4mo	$305,000	$129	64
3109 Brevard Dr	0.68mi	4/2.5	2,246 (+6%)	1mo	$360,000	$160	57
3145 Camden Way	0.74mi	3/2.5 (-1)	1,880 (-11%)	2mo	$265,000	$141	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.7%
• Equity multiple: 2.69×
• Total profit: $143,345
• Equity at exit: $237,601

10-year hold

• IRR: 20.7%
• Equity multiple: 5.82×
• Total profit: $408,082
• Equity at exit: $479,338

Cash invested: $84,671 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 29829

• Home prices YoY: 3.0%
• Active inventory: 299
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,912 medium
• Mortgage (P&I): −$1,586
• Tax est. 1.5%: −$378 /mo · $4,536/yr
• Insurance: −$126
• HOA: −$33
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $178

Break-even live

Break-even rent $2,687

Max offer price $302,395

Occupancy floor 89%

Sensitivity live

Price	-10% $387	-5% $282	+0% $178	+5% $73	+10% $-31
Rent	-10% $-52	-5% $63	+0% $178	+5% $293	+10% $408
Rate	-1.0pp $330	-0.5pp $255	base $178	+0.5pp $99	+1.0pp $20

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $75,599
• Closing costs: $9,072
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6370 Whirlaway Rd Graniteville, SC	5.0	3.0	2830	$2,755	$0.97	15d	1	0.24mi
618 Count Fleet Ct Graniteville, SC	4.0	2.5	2362	$2,299	$0.97	22d	1	0.43mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: pool

Listing history 22 events

1. 2026-06-21
   days on market $302,395 Active 41 DOM
2. 2026-06-18
   days on market $302,395 Active 38 DOM
3. 2026-06-17
   days on market $302,395 Active 37 DOM
4. 2026-06-16
   days on market $302,395 Active 36 DOM
5. 2026-06-15
   days on market $302,395 Active 35 DOM
6. 2026-06-14
   days on market $302,395 Active 33 DOM
7. 2026-06-13
   days on market $302,395 Active 32 DOM
8. 2026-06-10
   days on market $302,395 Active 30 DOM
9. 2026-06-09
   days on market $302,395 Active 29 DOM
10. 2026-06-08
    days on market $302,395 Active 28 DOM
11. 2026-06-07
    pricedays on market $302,395 Active 27 DOM
12. 2026-06-03
    days on market $298,900 Active 23 DOM
13. 2026-06-02
    days on market $298,900 Active 22 DOM
14. 2026-06-01
    days on market $298,900 Active 21 DOM
15. 2026-05-31
    days on market $298,900 Active 20 DOM
16. 2026-05-30
    days on market $298,900 Active 19 DOM
17. 2026-05-11
    historical
18. 2026-04-09
    price $298,900

    Show marketing remark (1677 chars)

    * * SPECIAL FINANCING * * Rates as low as 4.99% with up to 8,000 in closing cost with the use of our preferred lender on contracts written by before May 31, 2026 and Close by 08/19/2026. Clairbourne Neighborhood has on site amenities with a pool, cabana, playground and sidewalks. Enjoy small town living with easy access to Augusta, North Augusta and Aiken all within a 15-minute commute. We are located close to Savanah River Site, Fort Gordon, Bridgestone and Medical facilities such as Piedmont, WellStar, Aiken Regional, VA and Prompt Care locations. Langley Pond, Hitchcock Woods and Steeplechase are nearby attractions for the outdoor and equestrian enthusiast. Here, the Sadler Plan shines with its open layout that effortlessly blends the living, dining, and kitchen areas - making it the ultimate space for gatherings and daily comfort. The kitchen, a highlight of this plan, features a generous island and pantry, ready to handle all your cooking and entertaining needs. The main level primary bedroom acts as your personal oasis, boasting en-suite with a large tile shower with bench seat, dual vanities, and a spacious walk-in closet, ensuring your relaxation and organization are top priorities. Up the Oak Staircase, you will find 3 spacious bedrooms and a shared full bathroom to accommodate family members or guests. The covered and screened patio provides outdoor entertaining space for those weekend Barbeques! Each home is built using energy efficient construction methods and are independently inspected and tested by The Home Energy Rating System (HERS) Index. * Photos are for illustrative purposes only actual finishes may vary * . Homesite I27

19. 2026-04-09
    price $298,900 1677-char remark

    Show marketing remark (1677 chars)

    * * SPECIAL FINANCING * * Rates as low as 4.99% with up to 8,000 in closing cost with the use of our preferred lender on contracts written by before May 31, 2026 and Close by 08/19/2026. Clairbourne Neighborhood has on site amenities with a pool, cabana, playground and sidewalks. Enjoy small town living with easy access to Augusta, North Augusta and Aiken all within a 15-minute commute. We are located close to Savanah River Site, Fort Gordon, Bridgestone and Medical facilities such as Piedmont, WellStar, Aiken Regional, VA and Prompt Care locations. Langley Pond, Hitchcock Woods and Steeplechase are nearby attractions for the outdoor and equestrian enthusiast. Here, the Sadler Plan shines with its open layout that effortlessly blends the living, dining, and kitchen areas - making it the ultimate space for gatherings and daily comfort. The kitchen, a highlight of this plan, features a generous island and pantry, ready to handle all your cooking and entertaining needs. The main level primary bedroom acts as your personal oasis, boasting en-suite with a large tile shower with bench seat, dual vanities, and a spacious walk-in closet, ensuring your relaxation and organization are top priorities. Up the Oak Staircase, you will find 3 spacious bedrooms and a shared full bathroom to accommodate family members or guests. The covered and screened patio provides outdoor entertaining space for those weekend Barbeques! Each home is built using energy efficient construction methods and are independently inspected and tested by The Home Energy Rating System (HERS) Index. * Photos are for illustrative purposes only actual finishes may vary * . Homesite I27

20. 2026-03-20
    listed $302,005 Active

    Show marketing remark (1677 chars)

    * * SPECIAL FINANCING * * Rates as low as 4.99% with up to 8,000 in closing cost with the use of our preferred lender on contracts written by before May 31, 2026 and Close by 08/19/2026. Clairbourne Neighborhood has on site amenities with a pool, cabana, playground and sidewalks. Enjoy small town living with easy access to Augusta, North Augusta and Aiken all within a 15-minute commute. We are located close to Savanah River Site, Fort Gordon, Bridgestone and Medical facilities such as Piedmont, WellStar, Aiken Regional, VA and Prompt Care locations. Langley Pond, Hitchcock Woods and Steeplechase are nearby attractions for the outdoor and equestrian enthusiast. Here, the Sadler Plan shines with its open layout that effortlessly blends the living, dining, and kitchen areas - making it the ultimate space for gatherings and daily comfort. The kitchen, a highlight of this plan, features a generous island and pantry, ready to handle all your cooking and entertaining needs. The main level primary bedroom acts as your personal oasis, boasting en-suite with a large tile shower with bench seat, dual vanities, and a spacious walk-in closet, ensuring your relaxation and organization are top priorities. Up the Oak Staircase, you will find 3 spacious bedrooms and a shared full bathroom to accommodate family members or guests. The covered and screened patio provides outdoor entertaining space for those weekend Barbeques! Each home is built using energy efficient construction methods and are independently inspected and tested by The Home Energy Rating System (HERS) Index. * Photos are for illustrative purposes only actual finishes may vary * . Homesite I27

21. 2026-03-20
    listed $302,005 Active 1677-char remark

    Show marketing remark (1677 chars)

    * * SPECIAL FINANCING * * Rates as low as 4.99% with up to 8,000 in closing cost with the use of our preferred lender on contracts written by before May 31, 2026 and Close by 08/19/2026. Clairbourne Neighborhood has on site amenities with a pool, cabana, playground and sidewalks. Enjoy small town living with easy access to Augusta, North Augusta and Aiken all within a 15-minute commute. We are located close to Savanah River Site, Fort Gordon, Bridgestone and Medical facilities such as Piedmont, WellStar, Aiken Regional, VA and Prompt Care locations. Langley Pond, Hitchcock Woods and Steeplechase are nearby attractions for the outdoor and equestrian enthusiast. Here, the Sadler Plan shines with its open layout that effortlessly blends the living, dining, and kitchen areas - making it the ultimate space for gatherings and daily comfort. The kitchen, a highlight of this plan, features a generous island and pantry, ready to handle all your cooking and entertaining needs. The main level primary bedroom acts as your personal oasis, boasting en-suite with a large tile shower with bench seat, dual vanities, and a spacious walk-in closet, ensuring your relaxation and organization are top priorities. Up the Oak Staircase, you will find 3 spacious bedrooms and a shared full bathroom to accommodate family members or guests. The covered and screened patio provides outdoor entertaining space for those weekend Barbeques! Each home is built using energy efficient construction methods and are independently inspected and tested by The Home Energy Rating System (HERS) Index. * Photos are for illustrative purposes only actual finishes may vary * . Homesite I27

22. 2026-03-20
    listed $298,900 Active

    Show marketing remark (1677 chars)

    * * SPECIAL FINANCING * * Rates as low as 4.99% with up to 8,000 in closing cost with the use of our preferred lender on contracts written by before May 31, 2026 and Close by 08/19/2026. Clairbourne Neighborhood has on site amenities with a pool, cabana, playground and sidewalks. Enjoy small town living with easy access to Augusta, North Augusta and Aiken all within a 15-minute commute. We are located close to Savanah River Site, Fort Gordon, Bridgestone and Medical facilities such as Piedmont, WellStar, Aiken Regional, VA and Prompt Care locations. Langley Pond, Hitchcock Woods and Steeplechase are nearby attractions for the outdoor and equestrian enthusiast. Here, the Sadler Plan shines with its open layout that effortlessly blends the living, dining, and kitchen areas - making it the ultimate space for gatherings and daily comfort. The kitchen, a highlight of this plan, features a generous island and pantry, ready to handle all your cooking and entertaining needs. The main level primary bedroom acts as your personal oasis, boasting en-suite with a large tile shower with bench seat, dual vanities, and a spacious walk-in closet, ensuring your relaxation and organization are top priorities. Up the Oak Staircase, you will find 3 spacious bedrooms and a shared full bathroom to accommodate family members or guests. The covered and screened patio provides outdoor entertaining space for those weekend Barbeques! Each home is built using energy efficient construction methods and are independently inspected and tested by The Home Energy Rating System (HERS) Index. * Photos are for illustrative purposes only actual finishes may vary * . Homesite I27

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $34,945
• − Mortgage interest: −$16,939
• − Property taxes: −$4,536
• − Insurance: −$1,512
• − Repairs & maintenance: −$2,796
• − Management: −$2,796
• − HOA: −$396
• − Depreciation: −$8,797
• Taxable loss: −$2,826
• Est. tax savings @ 24.0%: +$678
• After-tax cash flow: $2,811/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This home is in good condition with modern updates and a good curb appeal. It is ready for a new owner and can be further enhanced with some exterior painting and landscaping.

Value-add opportunities

• Resale Painting the exterior — Enhances curb appeal and can add value
• Resale Landscaping improvements — Enhances curb appeal and can add value
• Both New flooring in bathrooms — Improves aesthetics and functionality
• Both New kitchen appliances — Modernizes the space and can add value

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior — Enhances curb appeal and can add value ↑
• Resale Landscaping improvements — Enhances curb appeal and can add value ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality ↑
• Both New kitchen appliances — Modernizes the space and can add value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Aiken 01
• NCES district ID: 4500720
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 44% ▼ -1.00%
• Median HH income: $45,081
• Composite: 31.91/100
• National rank: #5857
• State rank: #36 of 80 in SC

Livability — Burnettown

• Score: 64/100
• State rank: #159
• US rank: #14711

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D- Housing A+ Health & safety F User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Aiken County · 116,534 people
• City population: 931
• Metro: Augusta-Richmond County, GA-SC
• Population (ZIP): 12,385
• Household income: $84,228
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 213.0

Population outlook (Aiken County) Hauer SSP2

• Today (2025): 178,003 people
• By 2030: 182,876 · +2.7%
• By 2040: 189,970 · +6.7%
• By 2050: 193,840 · +8.9%
• By 2075: 199,453 · +12.1%
• By 2100: 192,403 · +8.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Black 26% Hispanic / Latino 12% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Italian 2% Swedish 2% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 10% Other Indo-European 1%

Political lean MEDSL · Aiken

• 2024 margin: Strong R (+25.9) · D 36.4% · R 62.2% · Other 1.4%
• 2008→2024 swing: -1.9pp toward R · 2008: -24.0pp · 2024: -25.9pp
• All cycles: 2024: R+25.9 2020: R+22.7 2016: R+27.5 2012: R+26.0 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.38%
• Current HPI: 286.4155
• Rent YoY: —
• Metro: Augusta-Richmond County, GA-SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

-1.0% since first listed

6 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-09 Price Changed $298,900 Hive MLS
• 2026-04-09 Price Changed $298,900 AMLS
• 2026-03-20 Listed $298,900 Hive MLS
• 2026-03-20 Listed $302,005 AMLS
• 2026-03-20 Listed $302,005 Hive MLS