2 River Mead #2 · West Hartford, CT 06001

$334,900

2 bd · 2.5 ba · 1,825 sqft · Condo · 27 Days on market

Built 1984 $605/mo HOA · 13% of rent

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Why this score? — see what drove the B- 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 +25.6/30.0
• 1% rule +9.0/10.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• Schools +6.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SELLER SAYS SELL-! ALL OFFERS WILL BE CONSIDERED! Don't miss out on your opportunity to own this 3 bed, 2.5 bath condo in the highly sought after Rivermead complex in Avon. This townhouse style unit is perfect for first time homebuyers or anyone who is looking for the maintenance free lifestyle condo living provides. So light and bright this unit features the open floor plan todays buyers are looking for! The main level features a lovely kitchen with white cabinets, stainless steel appliances and large breakfast nook. A formal dining room overlooks the spacious living room with sliders that lead to the private deck. Head upstairs to the large Master Suite with vaulted ceilings, private updated bath and ample closet space. There is also a second large bedroom with double closet. The other full, updated bath finishes this floor. A loft area on the 3rd level offers ample possibilities such as an additional bedroom, office or media room. Central air will keep you cool in the summer and gas heat is economical for the winter. There is vast visitor parking and a one car garage for the condo owner. You will love the location-Conveniently located to RTE. 10, RTE. 44, hiking, shopping and more!! Plus just a short ride to West Hartford Center/Blueback Square. Come check this one out before it is gone!

Key facts

• $605 HOA
• Garage
• Built 1984

Property features AI

Finance

• Other: Pets allowed (see condo documents)
• HOA & community: Homeowners association with monthly fee; HOA fee includes grounds maintenance, trash pickup, snow removal, property management, and road maintenance

Exterior

• Parking: Detached garage (1-car)
• Utilities: Public water; Public sewer
• Home design: Condominium (Condo/Co-Op for sale); Part of the Rivermead complex; Three levels
• Construction: Frame construction
• Exterior features: Lightly wooded lot; Wood siding

Interior

• Kitchen: Gas range; Refrigerator; Dishwasher
• Bedrooms: Two bedrooms (spread across three levels)
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Hot air heating (gas available in street); Central air conditioning
• Interior features: Five total rooms; Full finished walk-up attic; Full basement
• Laundry & utility: Laundry in basement; Domestic hot water

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $335k.

Deal economics

• At list price, monthly cash flow is $794 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $335k).
• Recommended offer: $330k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 3.3% in West Hartford — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 79/100 on livability (#27 in CT, #1,989 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: amenities F, cost of living F.
• Avon School District (suburban): math 64% / reading 77% proficiency, ranked #11 of 153 in CT (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical; only 5% free/reduced lunch — higher-income household profile.
• Zoned schools: Pine Grove School (math 64% / reading 69%, grade B+, #109 of 553 statewide, top 20%, 643 students, 11% FRL); Avon Middle School (math 65% / reading 80%, grade A, #6 of 175 statewide, top 3%, 524 students, 11% FRL); Avon High School (math 72% / reading 88%, grade A, #6 of 194 statewide, top 3%, 923 students, 11% FRL).
• Market conditions: 109 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y ago 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.
• Current owner paid $155k; list at $335k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $329,876 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.40% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.16%
• DSCR: 1.45
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -0.9%
• Equity multiple: 0.97×
• Total profit: $-3,282
• Equity at exit: $49,935

10-year hold

• IRR: 8.9%
• Equity multiple: 1.68×
• Total profit: $64,024
• Equity at exit: $28,956

Cash invested: $93,772 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 27 Tenant-Leaning
• State Connecticut: 27 Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Strong tenant statutes; rent commissions in some towns; courts slow especially in cities.

Methodology + full state rankings →

ZIP-level market 06001

• Active inventory: 109
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $4,700 medium
• Mortgage (P&I): −$1,756
• Tax est. 1.5%: −$419 /mo · $5,024/yr
• Insurance: −$140
• HOA: −$605
• Vacancy / Maint / Mgmt: −$987
• Net cashflow: $794

Break-even live

Break-even rent $3,695

Max offer price $334,900

Occupancy floor 78%

Sensitivity live

Price	-10% $1,025	-5% $909	+0% $794	+5% $678	+10% $562
Rent	-10% $422	-5% $608	+0% $794	+5% $979	+10% $1,165
Rate	-1.0pp $962	-0.5pp $879	base $794	+0.5pp $707	+1.0pp $619

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: $83,725
• Closing costs: $10,047
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Bramble Bush #2 Avon, CT	2.0	3.5	2600	$4,700	$1.81	45d	1	0.49mi

HOA detail condo

• Monthly dues: $605 · $7,260/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-05-13
   price $334,900 1053-char remark
2. 2026-05-03
   listed $349,900 Active 1053-char remark
3. 2026-04-30
   historical $349,900 1053-char remark
4. 2019-09-16
   soldstatus $155,000 Closed 1311-char remark

   Show marketing remark (1311 chars)

   SELLER SAYS SELL-! ALL OFFERS WILL BE CONSIDERED! Don't miss out on your opportunity to own this 3 bed, 2.5 bath condo in the highly sought after Rivermead complex in Avon. This townhouse style unit is perfect for first time homebuyers or anyone who is looking for the maintenance free lifestyle condo living provides. So light and bright this unit features the open floor plan todays buyers are looking for! The main level features a lovely kitchen with white cabinets, stainless steel appliances and large breakfast nook. A formal dining room overlooks the spacious living room with sliders that lead to the private deck. Head upstairs to the large Master Suite with vaulted ceilings, private updated bath and ample closet space. There is also a second large bedroom with double closet. The other full, updated bath finishes this floor. A loft area on the 3rd level offers ample possibilities such as an additional bedroom, office or media room. Central air will keep you cool in the summer and gas heat is economical for the winter. There is vast visitor parking and a one car garage for the condo owner. You will love the location-Conveniently located to RTE. 10, RTE. 44, hiking, shopping and more!! Plus just a short ride to West Hartford Center/Blueback Square. Come check this one out before it is gone!

5. 2019-08-27
   historical 1311-char remark

   Show marketing remark (1311 chars)

   SELLER SAYS SELL-! ALL OFFERS WILL BE CONSIDERED! Don't miss out on your opportunity to own this 3 bed, 2.5 bath condo in the highly sought after Rivermead complex in Avon. This townhouse style unit is perfect for first time homebuyers or anyone who is looking for the maintenance free lifestyle condo living provides. So light and bright this unit features the open floor plan todays buyers are looking for! The main level features a lovely kitchen with white cabinets, stainless steel appliances and large breakfast nook. A formal dining room overlooks the spacious living room with sliders that lead to the private deck. Head upstairs to the large Master Suite with vaulted ceilings, private updated bath and ample closet space. There is also a second large bedroom with double closet. The other full, updated bath finishes this floor. A loft area on the 3rd level offers ample possibilities such as an additional bedroom, office or media room. Central air will keep you cool in the summer and gas heat is economical for the winter. There is vast visitor parking and a one car garage for the condo owner. You will love the location-Conveniently located to RTE. 10, RTE. 44, hiking, shopping and more!! Plus just a short ride to West Hartford Center/Blueback Square. Come check this one out before it is gone!

6. 2019-08-02
   historical Under Contract - Continue to Show 1311-char remark

   Show marketing remark (1311 chars)

   SELLER SAYS SELL-! ALL OFFERS WILL BE CONSIDERED! Don't miss out on your opportunity to own this 3 bed, 2.5 bath condo in the highly sought after Rivermead complex in Avon. This townhouse style unit is perfect for first time homebuyers or anyone who is looking for the maintenance free lifestyle condo living provides. So light and bright this unit features the open floor plan todays buyers are looking for! The main level features a lovely kitchen with white cabinets, stainless steel appliances and large breakfast nook. A formal dining room overlooks the spacious living room with sliders that lead to the private deck. Head upstairs to the large Master Suite with vaulted ceilings, private updated bath and ample closet space. There is also a second large bedroom with double closet. The other full, updated bath finishes this floor. A loft area on the 3rd level offers ample possibilities such as an additional bedroom, office or media room. Central air will keep you cool in the summer and gas heat is economical for the winter. There is vast visitor parking and a one car garage for the condo owner. You will love the location-Conveniently located to RTE. 10, RTE. 44, hiking, shopping and more!! Plus just a short ride to West Hartford Center/Blueback Square. Come check this one out before it is gone!

7. 2019-07-25
   price $160,000 1311-char remark

   Show marketing remark (1311 chars)

   SELLER SAYS SELL-! ALL OFFERS WILL BE CONSIDERED! Don't miss out on your opportunity to own this 3 bed, 2.5 bath condo in the highly sought after Rivermead complex in Avon. This townhouse style unit is perfect for first time homebuyers or anyone who is looking for the maintenance free lifestyle condo living provides. So light and bright this unit features the open floor plan todays buyers are looking for! The main level features a lovely kitchen with white cabinets, stainless steel appliances and large breakfast nook. A formal dining room overlooks the spacious living room with sliders that lead to the private deck. Head upstairs to the large Master Suite with vaulted ceilings, private updated bath and ample closet space. There is also a second large bedroom with double closet. The other full, updated bath finishes this floor. A loft area on the 3rd level offers ample possibilities such as an additional bedroom, office or media room. Central air will keep you cool in the summer and gas heat is economical for the winter. There is vast visitor parking and a one car garage for the condo owner. You will love the location-Conveniently located to RTE. 10, RTE. 44, hiking, shopping and more!! Plus just a short ride to West Hartford Center/Blueback Square. Come check this one out before it is gone!

8. 2019-06-29
   price $170,000 1311-char remark

   Show marketing remark (1311 chars)

   SELLER SAYS SELL-! ALL OFFERS WILL BE CONSIDERED! Don't miss out on your opportunity to own this 3 bed, 2.5 bath condo in the highly sought after Rivermead complex in Avon. This townhouse style unit is perfect for first time homebuyers or anyone who is looking for the maintenance free lifestyle condo living provides. So light and bright this unit features the open floor plan todays buyers are looking for! The main level features a lovely kitchen with white cabinets, stainless steel appliances and large breakfast nook. A formal dining room overlooks the spacious living room with sliders that lead to the private deck. Head upstairs to the large Master Suite with vaulted ceilings, private updated bath and ample closet space. There is also a second large bedroom with double closet. The other full, updated bath finishes this floor. A loft area on the 3rd level offers ample possibilities such as an additional bedroom, office or media room. Central air will keep you cool in the summer and gas heat is economical for the winter. There is vast visitor parking and a one car garage for the condo owner. You will love the location-Conveniently located to RTE. 10, RTE. 44, hiking, shopping and more!! Plus just a short ride to West Hartford Center/Blueback Square. Come check this one out before it is gone!

9. 2019-04-18
   price $180,000 1311-char remark

   Show marketing remark (1311 chars)

   SELLER SAYS SELL-! ALL OFFERS WILL BE CONSIDERED! Don't miss out on your opportunity to own this 3 bed, 2.5 bath condo in the highly sought after Rivermead complex in Avon. This townhouse style unit is perfect for first time homebuyers or anyone who is looking for the maintenance free lifestyle condo living provides. So light and bright this unit features the open floor plan todays buyers are looking for! The main level features a lovely kitchen with white cabinets, stainless steel appliances and large breakfast nook. A formal dining room overlooks the spacious living room with sliders that lead to the private deck. Head upstairs to the large Master Suite with vaulted ceilings, private updated bath and ample closet space. There is also a second large bedroom with double closet. The other full, updated bath finishes this floor. A loft area on the 3rd level offers ample possibilities such as an additional bedroom, office or media room. Central air will keep you cool in the summer and gas heat is economical for the winter. There is vast visitor parking and a one car garage for the condo owner. You will love the location-Conveniently located to RTE. 10, RTE. 44, hiking, shopping and more!! Plus just a short ride to West Hartford Center/Blueback Square. Come check this one out before it is gone!

10. 2019-03-14
    price $189,000 1311-char remark

    Show marketing remark (1311 chars)

    SELLER SAYS SELL-! ALL OFFERS WILL BE CONSIDERED! Don't miss out on your opportunity to own this 3 bed, 2.5 bath condo in the highly sought after Rivermead complex in Avon. This townhouse style unit is perfect for first time homebuyers or anyone who is looking for the maintenance free lifestyle condo living provides. So light and bright this unit features the open floor plan todays buyers are looking for! The main level features a lovely kitchen with white cabinets, stainless steel appliances and large breakfast nook. A formal dining room overlooks the spacious living room with sliders that lead to the private deck. Head upstairs to the large Master Suite with vaulted ceilings, private updated bath and ample closet space. There is also a second large bedroom with double closet. The other full, updated bath finishes this floor. A loft area on the 3rd level offers ample possibilities such as an additional bedroom, office or media room. Central air will keep you cool in the summer and gas heat is economical for the winter. There is vast visitor parking and a one car garage for the condo owner. You will love the location-Conveniently located to RTE. 10, RTE. 44, hiking, shopping and more!! Plus just a short ride to West Hartford Center/Blueback Square. Come check this one out before it is gone!

11. 2018-08-29
    price $199,000 1311-char remark

    Show marketing remark (1311 chars)

    SELLER SAYS SELL-! ALL OFFERS WILL BE CONSIDERED! Don't miss out on your opportunity to own this 3 bed, 2.5 bath condo in the highly sought after Rivermead complex in Avon. This townhouse style unit is perfect for first time homebuyers or anyone who is looking for the maintenance free lifestyle condo living provides. So light and bright this unit features the open floor plan todays buyers are looking for! The main level features a lovely kitchen with white cabinets, stainless steel appliances and large breakfast nook. A formal dining room overlooks the spacious living room with sliders that lead to the private deck. Head upstairs to the large Master Suite with vaulted ceilings, private updated bath and ample closet space. There is also a second large bedroom with double closet. The other full, updated bath finishes this floor. A loft area on the 3rd level offers ample possibilities such as an additional bedroom, office or media room. Central air will keep you cool in the summer and gas heat is economical for the winter. There is vast visitor parking and a one car garage for the condo owner. You will love the location-Conveniently located to RTE. 10, RTE. 44, hiking, shopping and more!! Plus just a short ride to West Hartford Center/Blueback Square. Come check this one out before it is gone!

12. 2018-06-29
    listed $210,000 Active 1311-char remark

    Show marketing remark (1311 chars)

    SELLER SAYS SELL-! ALL OFFERS WILL BE CONSIDERED! Don't miss out on your opportunity to own this 3 bed, 2.5 bath condo in the highly sought after Rivermead complex in Avon. This townhouse style unit is perfect for first time homebuyers or anyone who is looking for the maintenance free lifestyle condo living provides. So light and bright this unit features the open floor plan todays buyers are looking for! The main level features a lovely kitchen with white cabinets, stainless steel appliances and large breakfast nook. A formal dining room overlooks the spacious living room with sliders that lead to the private deck. Head upstairs to the large Master Suite with vaulted ceilings, private updated bath and ample closet space. There is also a second large bedroom with double closet. The other full, updated bath finishes this floor. A loft area on the 3rd level offers ample possibilities such as an additional bedroom, office or media room. Central air will keep you cool in the summer and gas heat is economical for the winter. There is vast visitor parking and a one car garage for the condo owner. You will love the location-Conveniently located to RTE. 10, RTE. 44, hiking, shopping and more!! Plus just a short ride to West Hartford Center/Blueback Square. Come check this one out before it is gone!

13. 2014-01-31
    historical
14. 2013-06-05
    listed $209,000
15. 2012-08-20
    historical
16. 2012-03-06
    listed $199,900
17. 2010-05-21
    historical
18. 2009-11-21
    listed $254,900
19. 2007-08-20
    historical
20. 2007-04-30
    listed $274,900
21. 2006-11-06
    historical
22. 2006-09-06
    listed $279,900
23. 2004-01-02
    soldstatus $234,000
24. 2003-10-16
    listed $234,000

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $56,400
• − Mortgage interest: −$18,760
• − Property taxes: −$5,024
• − Insurance: −$1,674
• − Repairs & maintenance: −$4,512
• − Management: −$4,512
• − HOA: −$7,260
• − Depreciation: −$9,743
• Taxable income: $4,916
• Est. tax owed @ 24.0%: −$1,180
• After-tax cash flow: $8,343/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.

Schools (NCES district)

• District: Avon School District
• NCES district ID: 0900120
• Math proficiency: 64% ▼ -10.00%
• Reading proficiency: 77% ▼ -2.00%
• Median HH income: $114,198
• Composite: 65.87/100
• National rank: #447
• State rank: #11 of 153 in CT

Livability — West Hartford

• Score: 79/100
• State rank: #27
• US rank: #1989

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 63,441
• Population (ZIP): 19,157

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Asian 15% Two or more races 6% Hispanic / Latino 5% Black 2%
• Common ancestry: Romanian 9% Lithuanian 3% Italian 2%
• Foreign-born: 17% · South Korea, Canada, China
• Languages at home: 79% English-only · Other Indo-European 8% Other Asian/Pacific 5% Korean 2%

Political lean MEDSL · Capitol

• 2024 margin: Strong D (+21.9) · D 60.1% · R 38.2% · Other 1.7%
• All cycles: 2024: D+21.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -147.48%
• Current HPI: 174.8885
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.06%
• F500 in state: 38

Industry mix (Fortune 500 HQ in CT)

Industry	F500 HQs	Revenue
▸Industrial Machinery	4	$38B
▸Insurance	3	$71B
▸Financial Services	2	$25B
▸Transportation / Logistics	2	$18B
▸Healthcare	1	$247B
▸Telecommunications	1	$55B

Price history

+43.1% since first listed

25 events — show timeline

• 2026-05-29 Pending — Smart MLS
• 2026-05-13 Price Changed $334,900 Smart MLS
• 2026-05-03 Listed $349,900 Smart MLS
• 2026-04-30 Coming Soon $349,900 Smart MLS
• 2019-09-16 Sold (MLS) $155,000 Smart MLS
• 2019-08-27 Listing Removed — Smart MLS
• 2019-08-02 Contingent — Smart MLS
• 2019-07-25 Price Changed $160,000 Smart MLS
• 2019-06-29 Price Changed $170,000 Smart MLS
• 2019-04-18 Price Changed $180,000 Smart MLS
• 2019-03-14 Price Changed $189,000 Smart MLS
• 2018-08-29 Price Changed $199,000 Smart MLS
• 2018-06-29 Listed $210,000 Smart MLS
• 2014-01-31 Listing Removed — Smart MLS
• 2013-06-05 Listed $209,000 Smart MLS
• 2012-08-20 Listing Removed — Smart MLS
• 2012-03-06 Listed $199,900 Smart MLS
• 2010-05-21 Listing Removed — Smart MLS
• 2009-11-21 Listed $254,900 Smart MLS
• 2007-08-20 Listing Removed — Smart MLS
• 2007-04-30 Listed $274,900 Smart MLS
• 2006-11-06 Listing Removed — Smart MLS
• 2006-09-06 Listed $279,900 Smart MLS
• 2004-01-02 Sold (MLS) $234,000 Smart MLS
• 2003-10-16 Listed $234,000 Smart MLS