7751 E Glenrosa Ave Unit A6 · Scottsdale, AZ 85251

$309,900

2 bd · 1.0 ba · 957 sqft · Townhouse · 75 Days on market

Built 1963 Good condition $324/sqft · 11% below area Est $348k · 11% under $392/mo HOA · 19% of rent ↓ 6% since listing

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Why this score? — see what drove the F 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).

• ARV discount +12.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Cash flow +3.6/30.0
• Rent growth +2.1/5.0
• 1% rule +1.6/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

PRICED BELOW COMPS! Perfect for a long term rental, seasonal residence to escape frigid winters, or a primary residence. NEWER A/C w/ warranty! TANKLESS WATER HEATER! W/ D IN UNIT! EXTENDED PATIO! WALK TO OLD-TOWN SCOTTSDALE! This beautifully maintained, turn-key furnished condo offers the ultimate blend of comfort, convenience, and lifestyle. Situated in the best location within the community, enjoy pool views right from your patio--an unbeatable setting for relaxation. Generous bedroom closets and a large storage closet provide plenty of space to keep the chaos out of sight! Step outside and experience the vibrant Scottsdale lifestyle with world-class dining, shopping, and entertainment.

Key facts

• $392 HOA
• Parking
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $310k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-920 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (42.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (34.1% below list).
• Recommended offer: $177k (42.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 80/100 on livability (#4 in AZ, #1,756 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: health & safety C-, cost of living F.
• Scottsdale Unified District (4240) (urban): math 53% / reading 55% proficiency, ranked #30 of 249 in AZ (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Navajo Elementary School (math 42% / reading 42%, grade F, #371 of 1,109 statewide, top 34%, 472 students, 46% FRL); Mohave Middle School (math 45% / reading 48%, grade D+, #43 of 218 statewide, top 20%, 799 students, 31% FRL); Saguaro High School (math 37% / reading 41%, grade F, #78 of 381 statewide, top 20%, 1,466 students, 25% FRL).
• Market conditions: Rents soft (-1.6%/yr); 698 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 39d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 36,011 units permitted in Maricopa County in 2024 (12,801 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 $9k of value loss. Plan a longer hold.
• Maricopa County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($291k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,803 (42.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.66% ✗
• Cap rate: 2.73%
• Cash-on-cash: -12.72%
• DSCR: 0.43
• GRM: 12.6

CMA / ARV

• ARV (median comp): $348,479
• List price: $309,900
• Delta: -11.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4354 N 82nd St #149	0.46mi	2/2.0	960 (+0%)	2mo	$315,000	$328	72
3600 N Hayden Rd #3302	0.55mi	2/1.0	962 (+0%)	2mo	$229,900	$239	72
4114 N 81st St	0.46mi	2/1.0	904 (-6%)	0mo	$275,000	$304	69
8113 E Glenrosa Ave	0.47mi	2/1.0	904 (-6%)	0mo	$259,000	$287	69
4200 N 82nd St #1013	0.51mi	2/2.0	969 (+1%)	2mo	$370,000	$382	68
7625 E Camelback Rd Unit B435	0.20mi	2/2.0	1,066 (+11%)	0mo	$330,000	$310	68
7625 E Camelback Rd Unit A416	0.20mi	2/2.0	1,066 (+11%)	1mo	$369,000	$346	67
7625 E Camelback Rd Unit A220	0.25mi	2/2.0	1,066 (+11%)	2mo	$352,500	$331	64
7625 E Camelback Rd Unit A217	0.24mi	2/2.0	1,066 (+11%)	2mo	$370,000	$347	64
7930 E Camelback Rd #106	0.45mi	1/1.0 (-1)	870 (-9%)	0mo	$177,500	$204	59
7940 E Camelback Rd #307	0.43mi	1/1.0 (-1)	870 (-9%)	1mo	$214,500	$247	59
7930 E Camelback Rd #207	0.45mi	1/1.0 (-1)	870 (-9%)	1mo	$210,000	$241	58

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -44.1%
• Equity multiple: -0.32×
• Total profit: $-114,515
• Equity at exit: $46,207

10-year hold

• IRR: —
• Equity multiple: -1.27×
• Total profit: $-197,185
• Equity at exit: $26,794

Cash invested: $86,772 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Arizona: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

5-day pay-or-quit; AZ courts known for speed; no state rent control; cities preempted by state law.

Methodology + full state rankings →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 91 active · 31 under contract
• Months of supply: 8.7 mo (12%/mo absorbed)
• Median asking: $319,900 ($337/sqft)
• Median days on market: 96 d
• This list price: 47% of active listings are priced below it
• ARV vs active asking: +8.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 85251

• Rents YoY: -1.6%
• Active inventory: 698
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $2,043 high
• Mortgage (P&I): −$1,625
• Tax est. 1.5%: −$387 /mo · $4,648/yr
• Insurance: −$129
• HOA: −$392
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-920

Break-even live

Break-even rent $3,207

Max offer price $176,803

Occupancy floor —

Sensitivity live

Price	-10% $-706	-5% $-813	+0% $-920	+5% $-1,027	+10% $-1,134
Rent	-10% $-1,081	-5% $-1,000	+0% $-920	+5% $-839	+10% $-758
Rate	-1.0pp $-764	-0.5pp $-841	base $-920	+0.5pp $-1,000	+1.0pp $-1,082

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: $77,475
• Closing costs: $9,297
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7740 E Heatherbrae Ave Unit 1558700P Scottsdale, AZ	2.0	1.5	957	$2,592	$2.71	52d	1	0.03mi
7720 E Heatherbrae Ave Scottsdale, AZ	2.0	2.0	1088	$2,000	$1.84	73d	1	0.05mi
7802 E Heatherbrae Ave #1 Scottsdale, AZ	2.0	1.0	900	$1,699	$1.89	73d	1	0.06mi
7802 E Heatherbrae Ave Unit 2 Scottsdale, AZ	2.0	1.0	900	$2,100	$2.33	53d	1	0.06mi
4310 N 78th St Unit M Scottsdale, AZ	2.0	1.5	1046	$2,150	$2.06	32d	1	0.07mi
4247 N 78th St Scottsdale, AZ	1.0	1.0	640	$1,250	$1.95	73d	1	0.07mi
7814 E Heatherbrae Ave Unit B Scottsdale, AZ	2.0	2.0	923	$2,100	$2.28	2d	1	0.09mi
4140 N 78th St Scottsdale, AZ	1.0–2.0	1.0–2.0	875	$1,775	$2.03	10d	15	0.13mi
4343 N 78th St Scottsdale, AZ	2.0	1.0–2.0	698	$1,457	$2.09	2d	14	0.17mi
4120 N 78th St Scottsdale, AZ	1.0	1.0	711	$1,500	$2.11	64d	2	0.18mi
4120 N 78th St #204 Scottsdale, AZ	1.0	1.0	709	$1,800	$2.54	53d	1	0.19mi
7734 E 1st Ave Scottsdale, AZ	2.0	1.5	900	$1,599	$1.78	37d	1	0.26mi
7979 E Camelback Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	906	$1,920	$2.12	2d	18	0.27mi
4024 N Parkway Ave Scottsdale, AZ	2.0	1.5	900	$2,500	$2.78	2d	1	0.27mi
7749 E Camelback Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	892	$1,614	$1.81	2d	24	0.27mi
4200 N Miller Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	998	$1,990	$1.99	2d	2	0.28mi
4200 N Miller Rd #408 Scottsdale, AZ	2.0	2.0	1114	$2,100	$1.89	93d	1	0.28mi
4200 N Miller Rd #405 Scottsdale, AZ	2.0	2.0	1114	$2,095	$1.88	28d	1	0.28mi
7625 E Camelback Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	946	$7,000	$7.40	38d	5	0.29mi
7625 E Camelback Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	946	$7,000	$7.40	22d	4	0.29mi
7625 E Camelback Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	946	$7,000	$7.40	73d	4	0.29mi
7625 E Camelback Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	946	$7,000	$7.40	93d	3	0.29mi
4215 N Drinkwater Blvd Scottsdale, AZ	1.0	1.0	916	$2,047	$2.23	53d	1	0.38mi
4215 N Drinkwater Blvd Scottsdale, AZ	1.0	1.0	916	$2,112	$2.31	2d	1	0.38mi
4215 N Drinkwater Blvd Scottsdale, AZ	1.0	1.0	1023	$2,047	$2.00	73d	1	0.38mi
4236 N 81st St Scottsdale, AZ	2.0	1.0	904	$1,895	$2.10	32d	1	0.40mi
4158 N 81st St Scottsdale, AZ	2.0	1.0	904	$2,800	$3.10	32d	1	0.40mi
8037 E Glenrosa Ave Scottsdale, AZ	2.0	1.0	907	$1,599	$1.76	73d	1	0.41mi
4215 N Drinkwater Blvd Unit 1 Scottsdale, AZ	1.0	1.0	1023	$1,991	$1.95	59d	1	0.42mi
4422 N 75th St Scottsdale, AZ	1.0–3.0	1.0–3.0	1488	$5,700	$3.83	2d	6	0.42mi
4422 N 75th St Scottsdale, AZ	1.0–3.0	1.0–3.0	1488	$5,750	$3.86	93d	7	0.42mi
4422 N 75th St Scottsdale, AZ	1.0–3.0	1.0–3.0	1488	$5,750	$3.86	38d	6	0.42mi
4111 N Drinkwater Blvd Scottsdale, AZ	1.0–3.0	1.0–2.0	1016	$2,156	$2.12	2d	12	0.42mi
4170 N 81st St Scottsdale, AZ	3.0	1.0	991	$1,950	$1.97	24d	1	0.44mi
8113 E Glenrosa Ave Scottsdale, AZ	2.0	1.0	904	$1,595	$1.76	52d	1	0.46mi
4107 N 81st St Scottsdale, AZ	3.0	1.0	991	$1,649	$1.66	48d	1	0.47mi
4107 N 81st St Scottsdale, AZ	3.0	1.0	991	$1,649	$1.66	57d	1	0.47mi
7350 E Stetson Dr Scottsdale, AZ	2.0	1.0–2.0	836	$2,649	$3.17	2d	14	0.48mi
7950 E Camelback Rd Scottsdale, AZ	2.0	1.0–2.0	1230	$2,000	$1.63	2d	3	0.49mi
7601 E 2nd St Scottsdale, AZ	1.0	1.0	752	$3,488	$4.64	73d	2	0.49mi

Property features AI

Finance

• Other: Lot size source: assessor
• HOA & community: Monthly association fee of $392.99HOA covers roof repair and replacement, insurance, sewer, pest control, grounds maintenance, gas, trash, water, and exterior maintenance

Exterior

• Parking: Detached carport (1 covered space)Assigned parking in common areaStreet parking available
• Utilities: City waterPublic sewer
• Home design: Condominium (apartment, attached)Unit overlooks pool (second level, Building A)
• Construction: Painted and brick constructionFoam roof
• Exterior features: Community poolNear bus stopCommunity laundry (coin-operated)City-maintained roadAsphalt road surfaceNo fencing

Interior

• Kitchen: Built-in microwaveRefrigeratorDishwasherGarbage disposal
• Bedrooms: 2 possible bedrooms
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump and natural gas heatingCentral airCeiling fansProgrammable thermostat
• Interior features: High-speed internetGranite countersEat-in kitchenBreakfast barKitchen islandFurnished (see remarks)No interior stepsFull bath in master bedroomTankless hot water heater
• Laundry & utility: Laundry inside

HOA detail $392/mo · $4,704/yr

• Likely covers: waterpool

Listing history 24 events

1. 2026-06-30
   days on market $309,900 Active 75 DOM
2. 2026-06-29
   days on market $309,900 Active 74 DOM
3. 2026-06-28
   days on market $309,900 Active 73 DOM
4. 2026-06-27
   days on market $309,900 Active 72 DOM
5. 2026-06-26
   days on market $309,900 Active 71 DOM
6. 2026-06-24
   days on market $309,900 Active 69 DOM
7. 2026-06-22
   days on market $309,900 Active 67 DOM
8. 2026-06-21
   days on market $309,900 Active 66 DOM
9. 2026-06-18
   days on market $309,900 Active 63 DOM
10. 2026-06-17
    days on market $309,900 Active 62 DOM
11. 2026-06-16
    days on market $309,900 Active 61 DOM
12. 2026-06-15
    days on market $309,900 Active 60 DOM
13. 2026-06-13
    days on market $309,900 Active 58 DOM
14. 2026-06-13
    days on market $309,900 Active 57 DOM
15. 2026-06-09
    days on market $309,900 Active 54 DOM
16. 2026-06-08
    days on market $309,900 Active 53 DOM
17. 2026-06-07
    days on market $309,900 Active 52 DOM
18. 2026-06-04
    days on market $309,900 Active 49 DOM
19. 2026-06-03
    days on market $309,900 Active 48 DOM
20. 2026-06-02
    days on market $309,900 Active 47 DOM
21. 2026-06-01
    days on market $309,900 Active 46 DOM
22. 2026-05-31
    days on market $309,900 Active 45 DOM
23. 2026-05-14
    price $309,900 725-char remark
24. 2026-04-16
    listed $330,000 Active 725-char remark

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥112°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,514
• − Mortgage interest: −$17,359
• − Property taxes: −$4,648
• − Insurance: −$1,550
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − HOA: −$4,704
• − Depreciation: −$9,015
• Taxable loss: −$16,685
• Est. tax savings @ 24.0%: +$4,004
• After-tax cash flow: $-7,033/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 Est. rehab $4,785–$14,355 screening

This turn-key furnished condo is in good condition with modern appliances and a well-maintained exterior. It offers a good ROI with updates that could further increase its value.

Value-add opportunities

• Both paint interior walls — neutral paint may not appeal to all buyers ↑
• Both replace ceiling fan — outdated ceiling fan ↑
• Both update flooring — tile flooring may not appeal to all buyers ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Navajo Elementary School F AZ #371/1,109 Nat'l #17,861/41,679 Middle Mohave Middle School D+ AZ #43/218 Nat'l #4,335/14,009 High Saguaro High School F AZ #78/381 Nat'l #8,724/17,239

Schools (NCES district)

• District: Scottsdale Unified District (4240)
• NCES district ID: 0407570
• Math proficiency: 53% ▼ -10.00%
• Reading proficiency: 55% ▼ -8.00%
• Median HH income: $70,139
• Composite: 48.02/100
• National rank: #2196
• State rank: #30 of 249 in AZ

A Composite livability gradescore 80/100

Livability — Scottsdale

• Score: 80/100
• State rank: #4
• US rank: #1756

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Scottsdale, AZ
• County: Maricopa County · 4,979,203 people
• City population: 290,846
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 40,780
• Household income: $92,851
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 9% of renters

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Population outlook (Maricopa County) Hauer SSP2

• Today (2025): 4,979,203 people
• By 2030: 5,378,229 · +8.0%
• By 2040: 6,156,598 · +23.6%
• By 2050: 6,872,376 · +38.0%
• By 2075: 8,401,270 · +68.7%
• By 2100: 9,247,439 · +85.7%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 14% Two or more races 10% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 5% Romanian 3% Portuguese 3%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 7% Other Indo-European 2% French/Haitian/Cajun 1%

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Political lean MEDSL · Maricopa

• 2024 margin: Toss-up / Even · D 47.7% · R 51.2% · Other 1.1%
• 2008→2024 swing: +7.1pp toward D · 2008: -10.6pp · 2024: -3.5pp
• All cycles: 2024: R+3.5 2020: D+2.2 2016: R+3.5 2012: R+12.0 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -672.80%
• Current HPI: 372.433
• Rent YoY: ▼ -1.58%
• Metro: Phoenix-Mesa-Chandler, AZ
• State GDP YoY: ▲ 4.54%
• F500 in state: 20

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Industry mix (Fortune 500 HQ in AZ)

Industry	F500 HQs	Revenue
▸Technology	2	$13B
▸Mining / Metals	1	$23B
▸Environmental Services	1	$16B
▸Metals / Steel	1	$14B
▸Technology Distribution	1	$9B
▸Homebuilding	1	$8B

Property features AI

Finance

• Other: Lot size source: assessor
• HOA & community: Monthly association fee of $392.99HOA covers roof repair and replacement, insurance, sewer, pest control, grounds maintenance, gas, trash, water, and exterior maintenance

Exterior

• Parking: Detached carport (1 covered space)Assigned parking in common areaStreet parking available
• Utilities: City waterPublic sewer
• Home design: Condominium (apartment, attached)Unit overlooks pool (second level, Building A)
• Construction: Painted and brick constructionFoam roof
• Exterior features: Community poolNear bus stopCommunity laundry (coin-operated)City-maintained roadAsphalt road surfaceNo fencing

Interior

• Kitchen: Built-in microwaveRefrigeratorDishwasherGarbage disposal
• Bedrooms: 2 possible bedrooms
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump and natural gas heatingCentral airCeiling fansProgrammable thermostat
• Interior features: High-speed internetGranite countersEat-in kitchenBreakfast barKitchen islandFurnished (see remarks)No interior stepsFull bath in master bedroomTankless hot water heater
• Laundry & utility: Laundry inside

Price history

-6.1% since first listed

2 events — show timeline

• 2026-05-14 Price Changed $309,900 ARMLS
• 2026-04-16 Listed $330,000 ARMLS