161 Traverse Mountain Dr · Wendell, NC 27591

$346,990

4 bd · 2.5 ba · 2,134 sqft · SingleFamily · 25 Days on market

Built 2026 Good condition 6,098 sqft lot 2-car garage $163/sqft · 6% below area Est $368k · 6% under $100/mo HOA · 4% of rent

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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 +10.1/15.0
• Cash flow +5.7/30.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• 1% rule +1.5/10.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks

To Be Built - Discover the Marigold at Harpers Glen by Ryan Homes in Wendell, NC. This home is located on a coveted corner homesite, offering additional space and privacy. This home plan is a crowd-favorite and features an inviting living space, a spacious kitchen with modern finishes and includes LVP flooring, stainless steel appliances, and quartz countertops. Additional flexibility with a first floor room that could accommodate a home office, play room, or whatever fits your needs. Enjoy resort-style amenities like a pool, playground, and dog park, all just steps from your front door. Conveniently located only 20 minutes from Raleigh and minutes from charming downtown Wendell.

Key facts

• First floor room
• Dog park
• Corner homesite

Tags

• CORNER HOMESITE
• FIRST FLOOR ROOM
• RESORT-STYLE AMENITIES
• POOL
• PLAYGROUND
• DOG PARK

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $347k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-709 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (29.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (34.7% below list).
• Recommended offer: $227k (34.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 78/100 on livability (#25 in NC, #2,391 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: amenities D.
• Wake County Schools (suburban): math 52% / reading 60% proficiency, ranked #35 of 178 in NC (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Carver Elementary (math 22% / reading 32%, grade F, #1,033 of 1,410 statewide, top 76%, 413 students, 75% FRL); Wendell Middle (math 21% / reading 39%, grade F, #335 of 475 statewide, top 72%, 719 students, 68% FRL); East Wake High (math 51% / reading 44%, grade D, #331 of 535 statewide, top 62%, 1,646 students, 62% FRL) — zoned schools average 68% FRL vs 30% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 35% at this address vs 56% district-wide (-21 pts) — the specific schools serving this property underperform the Wake County Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.4%/yr); 1277 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals lingering (median 58d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 15,249 units permitted in Wake County in 2024 (5,568 in 5+ unit buildings).
• This rent runs 32% of the median local income ($85k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Wake County population projected at +51% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($342k) 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 $226,501 (34.7% 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. 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. 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?
6. 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.
7. 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.
8. 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: 0.65% ✗
• Cap rate: 3.84%
• Cash-on-cash: -8.75%
• DSCR: 0.61
• GRM: 12.8

CMA / ARV

• ARV (median comp): $368,288
• List price: $346,990
• Delta: -5.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
568 Camaro Rift Trl	0.03mi	4/2.5	2,134 (0%)	3mo	$366,665	$172	96
105 Traverse Mountain Dr	0.10mi	4/2.5	2,134 (0%)	0mo	$359,990	$169	95
116 Cavalier Rider Run	0.10mi	4/2.5	2,134 (0%)	1mo	$352,625	$165	94
129 Cavalier Rider Run	0.13mi	4/2.5	2,134 (0%)	3mo	$369,990	$173	92
525 Camero Rift Trl	0.12mi	4/2.5	2,114 (-1%)	3mo	$361,425	$171	90
108 Cavalier Rider Run	0.08mi	5/3.0 (+1)	2,134 (0%)	3mo	$369,910	$173	87
160 Traverse Mountain Dr	0.02mi	5/3.0 (+1)	2,275 (+7%)	0mo	$400,925	$176	80
572 Camaro Rift Trl	0.03mi	5/3.0 (+1)	2,275 (+7%)	3mo	$392,410	$172	78
116 Traverse Mountain Dr	0.08mi	5/3.0 (+1)	2,278 (+7%)	0mo	$391,760	$172	78
641 Stream Walk Xing	0.35mi	5/3.0 (+1)	2,368 (+11%)	1mo	$364,990	$154	58
620 Stream Walk Xing	0.39mi	5/3.0 (+1)	2,368 (+11%)	1mo	$355,895	$150	56
624 Stream Walk Xing	0.39mi	5/3.0 (+1)	2,368 (+11%)	3mo	$368,500	$156	54

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 · 3.4% rent growth · sell at horizon

5-year hold

• IRR: -31.3%
• Equity multiple: -0.03×
• Total profit: $-100,348
• Equity at exit: $51,737

10-year hold

• IRR: -32.6%
• Equity multiple: -0.45×
• Total profit: $-141,321
• Equity at exit: $30,001

Cash invested: $97,157 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 85 Strongly Landlord-Friendly
• State North Carolina: 85 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

10-day notice; preempted; landlord-favorable but court speed varies.

Methodology + full state rankings →

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

Active competition Active MLS

• For sale now: 35 active · 31 under contract
• Months of supply: 7.8 mo (13%/mo absorbed)
• Median asking: $354,410 ($173/sqft)
• Median days on market: 31 d
• This list price: 40% of active listings are priced below it
• ARV vs active asking: -0.1% vs current asking $/sqft

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

ZIP-level market 27591

• Home prices YoY: -28.3%
• Rents YoY: 3.4%
• Active inventory: 1277
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $2,265 high
• Mortgage (P&I): −$1,820
• Tax est. 1.5%: −$434 /mo · $5,205/yr
• Insurance: −$145
• HOA: −$100
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $-709

Break-even live

Break-even rent $3,162

Max offer price $244,453

Occupancy floor —

Sensitivity live

Price	-10% $-469	-5% $-589	+0% $-709	+5% $-829	+10% $-948
Rent	-10% $-888	-5% $-798	+0% $-709	+5% $-619	+10% $-530
Rate	-1.0pp $-534	-0.5pp $-620	base $-709	+0.5pp $-799	+1.0pp $-890

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: $86,748
• Closing costs: $10,410
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
717 Corvette View Knl Wendell, NC	3.0	2.5	1568	$1,695	$1.08	9d	1	0.16mi
625 Stream Walk Xing Unit 625 Wendell, NC	5.0	3.0	2368	$2,400	$1.01	9d	1	0.34mi
547 Stream Walk Xing Wendell, NC	3.0	2.5	1418	$1,800	$1.27	9d	1	0.37mi
38 Wood Green Dr Wendell, NC	5.0	3.0	1873	$2,395	$1.28	9d	1	0.82mi
316 Willard Forest Dr Wendell, NC	4.0	2.5	2000	$1,995	$1.00	110d	1	0.87mi
316 Willard Forest Dr Wendell, NC	4.0	2.5	2000	$2,095	$1.05	119d	1	0.87mi
469 Willard Woods Dr Wendell, NC	4.0	2.5	1921	$2,200	$1.15	99d	1	0.87mi
19 Deer Lake Trl Wendell, NC	3.0	2.0	1481	$1,910	$1.29	57d	1	0.88mi
619 Commander Dr Wendell, NC	4.0	2.5	2289	$2,475	$1.08	6d	1	0.89mi
509 Willard Woods Dr Wendell, NC	5.0	2.5	2246	$2,500	$1.11	99d	1	0.93mi
217 Hoyleholly Trce Wendell, NC	3.0	2.5	2180	$1,865	$0.86	71d	1	0.95mi
1940 Cedar Creek Dr , NC	2.0–4.0	2.5	1692	$2,725	$1.61	2d	132	1.01mi
238 Grovemere Ln Wendell, NC	5.0	2.5	2138	$2,260	$1.06	119d	1	1.16mi
408 Deer Grove Trl Wendell, NC	4.0	2.5	2002	$2,135	$1.07	71d	1	1.19mi
936 Sandyhill Rd Wendell, NC	5.0	2.5	2154	$2,410	$1.12	57d	1	1.23mi
1009 Fieldmere Pl Wendell, NC	4.0	2.5	2018	$2,170	$1.08	9d	1	1.23mi
804 McKenzie Park Ter Wendell, NC	3.0	2.5	1872	$1,995	$1.07	62d	1	1.28mi
804 McKenzie Park Ter Wendell, NC	3.0	2.5	1872	$1,995	$1.07	64d	1	1.28mi
1492 Rhodes Pond St Wendell, NC	4.0	3.0	1928	$2,195	$1.14	6d	1	1.29mi
1498 Rhodes Pond St Wendell, NC	3.0	2.5	1923	$2,150	$1.12	9d	1	1.29mi
1517 Rhodes Pond St Wendell, NC	3.0	2.5	1923	$1,995	$1.04	117d	1	1.32mi
1501 Rhodes Pond St Wendell, NC	3.0	2.5	1923	$2,099	$1.09	6d	1	1.33mi
1501 Rhodes Pond St Wendell, NC	3.0	2.5	1923	$2,099	$1.09	9d	1	1.33mi
745 Riguard Way Wendell, NC	5.0	3.0	2937	$2,195	$0.75	0d	1	1.34mi
839 McKenzie Park Ter Wendell, NC	3.0	2.5	1588	$1,795	$1.13	106d	1	1.36mi
840 McKenzie Park Ter Wendell, NC	3.0	2.5	1931	$1,750	$0.91	74d	1	1.37mi
851 McKenzie Park Ter Wendell, NC	3.0	2.5	1558	$1,794	$1.15	64d	1	1.38mi
228 Nepeta Dr Wendell, NC	4.0	2.5	1680	$2,090	$1.24	0d	1	1.41mi
460 Campbell Ridge Pl Wendell, NC	4.0	3.0	2577	$2,195	$0.85	9d	1	1.44mi
323 Sweetbay Tree Dr Wendell, NC	3.0	2.5	1616	$1,850	$1.14	88d	1	1.45mi
337 Sweetbay Tree Dr Wendell, NC	3.0	2.5	1714	$1,895	$1.11	3d	1	1.47mi

Property features AI

Finance

• Other: Lot approximately 0.14 acresLiving area approximately 2,134
• HOA & community: Community managed by Real ManagementMonthly HOA fee of $100HOA maintains groundsCommunity amenities: clubhouse, dog park, picnic area, playground, pool

Exterior

• Parking: Attached 2-car garageConcrete drivewayGarage faces front2 total parking spaces
• Utilities: Public waterPublic sewer
• Home design: Site built homeTwo levels
• Construction: Fiber cement sidingArchitectural shingle roofSlab foundationBuilt by Ryan Homes (Marigold model)
• Exterior features: PatioCurbsPlaygroundPoolSidewalksStreet lights

Interior

• Kitchen: DishwasherDisposalElectric rangeMicrowaveRange hoodRefrigeratorStainless steel appliances
• Bedrooms: 4 bedrooms
• Flooring: CarpetLuxury vinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Natural gas heatingZoned heatingZoned cooling
• Interior features: Kitchen islandPantryQuartz countertopsRecessed lightingSmart thermostatWalk-in closetsWalk-in shower
• Laundry & utility: Laundry room on upper levelWasherDryerElectric water heater

HOA detail $100/mo · $1,200/yr

• Likely covers: pool

Listing history 50 events

1. 2026-09-23
   days on market $346,990 Active 25 DOM
2. 2026-09-22
   days on market $346,990 Active 24 DOM
3. 2026-09-21
   days on market $346,990 Active 23 DOM
4. 2026-09-20
   days on market $346,990 Active 22 DOM
5. 2026-09-19
   days on market $346,990 Active 21 DOM
6. 2026-09-18
   days on market $346,990 Active 20 DOM
7. 2026-09-17
   days on market $346,990 Active 19 DOM
8. 2026-09-16
   days on market $346,990 Active 18 DOM
9. 2026-09-15
   days on market $346,990 Active 17 DOM
10. 2026-09-14
    days on market $346,990 Active 16 DOM
11. 2026-09-13
    days on market $346,990 Active 15 DOM
12. 2026-09-12
    days on market $346,990 Active 14 DOM
13. 2026-09-11
    days on market $346,990 Active 13 DOM
14. 2026-09-05
    days on market $346,990 Active 7 DOM
15. 2026-09-04
    days on market $346,990 Active 6 DOM
16. 2026-09-03
    days on market $346,990 Active 5 DOM
17. 2026-08-31
    days on market $346,990 Active 2 DOM
18. 2026-08-29
    days on marketlisting id $346,990 Active 1 DOM
19. 2026-08-29
    days on market $346,990 Active 3 DOM
20. 2026-08-28
    days on market $346,990 Active 2 DOM
21. 2026-08-26
    days on marketlisting id $346,990 Active 1 DOM
22. 2026-08-25
    days on market $346,990 Active 126 DOM
23. 2026-08-24
    days on market $346,990 Active 125 DOM
24. 2026-08-23
    days on market $346,990 Active 124 DOM
25. 2026-08-22
    days on market $346,990 Active 123 DOM
26. 2026-08-21
    days on market $346,990 Active 122 DOM
27. 2026-08-20
    days on market $346,990 Active 121 DOM
28. 2026-08-19
    days on market $346,990 Active 120 DOM
29. 2026-08-18
    days on market $346,990 Active 119 DOM
30. 2026-08-17
    days on market $346,990 Active 118 DOM
31. 2026-08-16
    days on market $346,990 Active 117 DOM
32. 2026-08-15
    days on market $346,990 Active 116 DOM
33. 2026-08-14
    days on market $346,990 Active 115 DOM
34. 2026-08-13
    days on market $346,990 Active 114 DOM
35. 2026-08-12
    pricedays on market $346,990 Active 113 DOM
36. 2026-08-11
    days on market $344,990 Active 112 DOM
37. 2026-08-10
    days on market $344,990 Active 111 DOM
38. 2026-08-09
    days on market $344,990 Active 110 DOM
39. 2026-08-08
    days on market $344,990 Active 109 DOM
40. 2026-08-07
    days on market $344,990 Active 108 DOM
41. 2026-08-06
    days on market $344,990 Active 107 DOM
42. 2026-08-05
    days on market $344,990 Active 106 DOM
43. 2026-08-03
    days on market $344,990 Active 104 DOM
44. 2026-07-31
    days on market $344,990 Active 101 DOM
45. 2026-07-30
    days on market $344,990 Active 99 DOM
46. 2026-07-28
    days on market $344,990 Active 98 DOM
47. 2026-07-26
    days on market $344,990 Active 96 DOM
48. 2026-07-24
    days on market $344,990 Active 94 DOM
49. 2026-07-23
    days on market $344,990 Active 93 DOM
50. 2026-07-22
    days on market $344,990 Active 92 DOM

ⓘ 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: $27,180
• − Mortgage interest: −$19,437
• − Property taxes: −$5,205
• − Insurance: −$1,735
• − Repairs & maintenance: −$2,174
• − Management: −$2,174
• − HOA: −$1,200
• − Depreciation: −$10,094
• Taxable loss: −$14,840
• Est. tax savings @ 24.0%: +$3,562
• After-tax cash flow: $-4,942/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 None rehab

This multi-family home is in excellent condition with modern finishes and a well-maintained exterior. It's located in a desirable neighborhood with resort-style amenities.

Value-add opportunities

• Resale Paint exterior shutters — Enhances curb appeal ↑
• Rental Add outdoor lighting — Improves safety and curb appeal ↑

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Zebulon Elementary F NC #1,190/1,410 Nat'l #32,000/41,679 Middle Zebulon Middle F NC #244/475 Nat'l #6,453/14,009 High East Wake High D NC #331/535 Nat'l #6,282/17,239

Schools (NCES district)

• District: Wake County Schools
• NCES district ID: 3704720
• Math proficiency: 52% ▲ 2.00%
• Reading proficiency: 60% ▲ 4.00%
• Median HH income: $67,509
• Composite: 49.41/100
• National rank: #2010
• State rank: #35 of 178 in NC

B Composite livability gradescore 78/100

Livability — Wendell

• Score: 78/100
• State rank: #25
• US rank: #2391

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wendell, NC
• County: Wake County · 1,293,152 people
• City population: 29,838
• Metro: Raleigh-Cary, NC
• Population (ZIP): 29,838
• Household income: $85,224
• Rent vs Own: 20.0% rent · 80.0% own
• Severe rent burden: 4% of renters

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Population outlook (Wake County) Hauer SSP2

• Today (2025): 1,293,152 people
• By 2030: 1,428,223 · +10.4%
• By 2040: 1,698,188 · +31.3%
• By 2050: 1,955,807 · +51.2%
• By 2075: 2,520,273 · +94.9%
• By 2100: 2,893,335 · +123.7%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 46% Hispanic / Latino 27% Black 22% Two or more races 11%
• Hispanic origin (detail): Mexican 14% Puerto Rican 4% Dominican 1%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 1%
• Foreign-born: 14% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 18% Tagalog/Filipino 1%

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Political lean MEDSL · Wake

• 2024 margin: Strong D (+25.5) · D 61.9% · R 36.4% · Other 1.7%
• 2008→2024 swing: +11.1pp toward D · 2008: 14.4pp · 2024: 25.5pp
• All cycles: 2024: D+25.5 2020: D+26.4 2016: D+20.5 2012: D+10.2 2008: D+14.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.20%
• Current HPI: 233.2846
• Rent YoY: ▲ 3.40%
• Metro: Raleigh-Cary, NC
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

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Industry mix (Fortune 500 HQ in NC)

Industry	F500 HQs	Revenue
▸Financial Services	2	$213B
▸Retail	2	$95B
▸Industrial Conglomerate	1	$38B
▸Metals / Steel	1	$35B
▸Utilities	1	$30B
▸Industrial Machinery	1	$19B

Property features AI

Finance

• Other: Lot approximately 0.14 acresLiving area approximately 2,134
• HOA & community: Community managed by Real ManagementMonthly HOA fee of $100HOA maintains groundsCommunity amenities: clubhouse, dog park, picnic area, playground, pool

Exterior

• Parking: Attached 2-car garageConcrete drivewayGarage faces front2 total parking spaces
• Utilities: Public waterPublic sewer
• Home design: Site built homeTwo levels
• Construction: Fiber cement sidingArchitectural shingle roofSlab foundationBuilt by Ryan Homes (Marigold model)
• Exterior features: PatioCurbsPlaygroundPoolSidewalksStreet lights

Interior

• Kitchen: DishwasherDisposalElectric rangeMicrowaveRange hoodRefrigeratorStainless steel appliances
• Bedrooms: 4 bedrooms
• Flooring: CarpetLuxury vinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Natural gas heatingZoned heatingZoned cooling
• Interior features: Kitchen islandPantryQuartz countertopsRecessed lightingSmart thermostatWalk-in closetsWalk-in shower
• Laundry & utility: Laundry room on upper levelWasherDryerElectric water heater

Price history

-0.4% since first listed

9 events — show timeline

• 2026-08-26 Listing Removed — TMLS
• 2026-08-11 Price Changed $346,990 TMLS
• 2026-07-30 Listed $346,990 TMLS
• 2026-07-02 Price Changed $344,990 TMLS
• 2026-06-09 Price Changed $339,990 TMLS
• 2026-05-13 Price Changed $334,990 TMLS
• 2026-04-21 Listed $382,440 TMLS
• 2025-09-03 Listing Removed — TMLS
• 2025-07-17 Listed $348,545 TMLS