125 E Huisache St Unit A, B & C · South Padre Island, TX 78597

$949,000

6 bd · 6.6 ba · 3,883 sqft · MultiFamily · 224 Days on market

Built 1997 Good condition 6,251 sqft lot $244/sqft · 43% below area Est $1.676M · 43% under ↓ 1% since listing

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Why this score? — see what drove the D+ 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 +15.0/15.0
• Cash flow +13.3/30.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• 1% rule +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Incredible Investment Opportunity on Sunny South Padre Island! Discover this unique tri-plex, perfectly situated on the east side, just a short stroll from the beach. This property features: Three Separate Garages with covered parking Outdoor Showers Heated & Chilled Pool Hot Tub Each unit offers distinct charm and functionality: Unit A (North): A well-designed 2-bedroom, 2-bath unit with a spacious private covered deck. Unit B (Bottom South): A cozy 2-bedroom, 2-bath unit with direct access to the pool area. Unit C (Top South): A spacious 2-level, 2-bedroom, 2.5-bath unit, featuring a large kitchen, built-in bar, and two private decks with rare ocean views from the third level. With three separate water and electric meters, this property is ideal for long-term rentals. Whether you prefer short-term, long-term, or living in one unit and renting the others, the possibilities are endless!

Key facts

• Hot tub
• Tri-plex
• Outdoor showers

Tags

• TRI-PLEX
• THREE SEPARATE GARAGES
• OUTDOOR SHOWERS
• HEATED AND CHILLED POOL
• HOT TUB
• PRIVATE COVERED DECK

What this means for you Summary

Snapshot

• This is a 2×2bd/2ba + 1×2bd/2.5ba units multifamily listed at $949k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-62 ($-747/yr) — negative. Per door: $-21/mo.
• To cash-flow at today's rent, offer at most $940k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $831k (12.5% below list).
• Recommended offer: $831k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 1.9% in South Padre Island — 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 60/100 on livability (#1,077 in TX) — a middle-class / working-renter tenant base. Strengths: housing B; Watch: amenities C-, crime F, commute F.
• Point Isabel ISD (town): math 14% / reading 31% proficiency, ranked #756 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Port Isabel J H (math 10% / reading 29%, grade F, #1,445 of 1,662 statewide, top 88%, 425 students, 84% FRL) — zoned schools average 84% FRL vs 35% district-wide (49 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 628 active listings in the ZIP; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).
• At $2,769/mo per unit this rent would consume 49% of the median local household income ($68k/yr) (locally 20% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $7k of loan paydown is wiped out by about $28k of value loss. Plan a longer hold.
• Cameron County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($835k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 8→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $830,700 (12.5% 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 224 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
9. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
10. 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?
11. 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.
12. 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.
13. 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: 0.88% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.02%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (median comp): $1,676,157
• List price: $949,000
• Delta: -43.38%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105A & 105B E Oleander St	0.14mi	6/4.5	4,086 (+5%)	11mo	$1,695,000	$415	68
131 E Hibiscus St	0.23mi	6/4.0	3,182 (-18%)	10mo	$925,000	$291	45
6000 Gulf Blvd	1.29mi	4/3.5 (-2)	4,009 (+3%)	12mo	$1,800,000	$449	30
5703 Gulf Blvd Unit B	1.12mi	6/6.0	4,268 (+10%)	38mo	$1,580,000	$370	26
5504 Padre Blvd	1.01mi	4/5.0 (-2)	3,654 (-6%)	18mo	$699,000	$191	24
206 W Bahama	0.32mi	5/3.0 (-1)	2,881 (-26%)	27mo	$889,000	$309	21
6300 Padre Blvd #1203	1.47mi	4/4.5 (-2)	2,930 (-24%)	15mo	$1,200,000	$410	9
6404 Fountain Way	1.50mi	4/4.0 (-2)	3,473 (-11%)	49mo	$975,000	$281	7

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.41×
• Total profit: $-157,578
• Equity at exit: $141,499

10-year hold

• IRR: -8.5%
• Equity multiple: 0.47×
• Total profit: $-141,646
• Equity at exit: $82,052

Cash invested: $265,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

Active competition Active MLS

• For sale now: 4 active · 1 under contract
• Median asking: $1,137,500 ($308/sqft)
• Median days on market: 217 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +40.0% above current asking $/sqft

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

ZIP-level market 78597

• Home prices YoY: -13.5%
• Active inventory: 628
• Price-to-rent: 28.6×

Monthly cashflow live

• Estimated rent: $8,307 high
• Mortgage (P&I): −$4,977
• Tax est. 1.5%: −$1,186 /mo · $14,235/yr
• Insurance: −$395
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,744
• Net cashflow: $-62

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$5,538
1× unit	2	2.5	$2,769
Total (3 units)			$8,307

Break-even live

Break-even rent $8,386

Max offer price $939,992

Occupancy floor 96%

Sensitivity live

Price	-10% $594	-5% $266	+0% $-62	+5% $-390	+10% $-718
Rent	-10% $-719	-5% $-390	+0% $-62	+5% $266	+10% $594
Rate	-1.0pp $416	-0.5pp $179	base $-62	+0.5pp $-308	+1.0pp $-558

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: $237,250
• Closing costs: $28,470
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
134 E Huisache St Unit 1391810P South Padre Island, TX	3.0	3.0	1582	$7,410	$4.68	117d	1	0.08mi
117 E Lantana St Unit 1515053P South Padre Island, TX	2.0	2.0	1108	$3,332	$3.01	109d	1	0.08mi
115 E Lantana St South Padre Island, TX	2.0	2.0	1168	$2,500	$2.14	6d	1	0.09mi
110 E Retama St Unit 4 South Padre Island, TX	3.0	4.0	1261	$2,200	$1.74	139d	1	0.09mi
110 E Retama St Unit 1 South Padre Island, TX	3.0	3.0	1500	$2,000	$1.33	139d	1	0.09mi
109 E Retama St South Padre Island, TX	2.0	2.0	885	$2,100	$2.37	139d	1	0.12mi
114 E Atol St #4 South Padre Island, TX	2.0	2.0	853	$2,100	$2.46	139d	1	0.12mi
3900 Gulf Blvd #602 South Padre Island, TX	2.0	2.0	1167	$2,600	$2.23	139d	1	0.13mi
127 E Atol St Unit A South Padre Island, TX	3.0	2.0	1600	$4,900	$3.06	6d	1	0.15mi
127 E Atol St Unit A1 Villa T South Padre Island, TX	1.0	1.0	504	$2,000	$3.97	6d	1	0.15mi
117 W Mesquite St Unit 1 South Padre Island, TX	3.0	2.0	—	$4,200	—	6d	1	0.20mi
107 E Bahama St #7 South Padre Island, TX	2.0	2.0	992	$2,200	$2.22	6d	1	0.22mi
132 E Gardenia St Unit 1515054P South Padre Island, TX	2.0	2.0	1162	$4,746	$4.08	109d	1	0.23mi
118 E Campeche St Unit 1515050P South Padre Island, TX	2.0	2.0	990	$4,170	$4.21	117d	1	0.23mi
200 W Retama St Unit B South Padre Island, TX	2.0	1.0	800	$2,000	$2.50	0d	1	0.23mi
200 W Retama St Unit A South Padre Island, TX	2.0	2.0	1150	$2,800	$2.43	0d	1	0.23mi
102 E Gardenia St #8 South Padre Island, TX	3.0	2.0	1355	$2,895	$2.14	6d	1	0.24mi
108 E Campeche St Unit 1255589P South Padre Island, TX	2.0	2.0	—	$5,753	—	139d	1	0.24mi
3401 Padre Blvd Unit 1255596P South Padre Island, TX	2.0	2.0	—	$4,914	—	139d	1	0.24mi
117 E Campeche St Unit 1470134P South Padre Island, TX	2.0	2.0	1194	$3,682	$3.08	117d	1	0.27mi
206 W Bahama St South Padre Island, TX	2.0	1.0	1200	$2,799	$2.33	139d	1	0.30mi
131 E Acapulco St Unit 1255591P South Padre Island, TX	3.0	3.0	—	$7,096	—	139d	1	0.32mi
108 E Kingfish St South Padre Island, TX	2.0	2.0	2052	$2,200	$1.07	139d	1	0.35mi
210 W Gardenia St Unit 11 South Padre Island, TX	2.0	1.0	684	$2,000	$2.92	139d	1	0.35mi
210 W Gardenia St Unit 12 South Padre Island, TX	2.0	1.0	684	$2,450	$3.58	109d	1	0.35mi
107 W Acapulco St #4 South Padre Island, TX	2.0	2.5	1553	$6,600	$4.25	0d	1	0.37mi
3101 Gulf Blvd Unit 1255565P South Padre Island, TX	2.0	2.0	—	$7,982	—	139d	1	0.38mi
114 E Dolphin St Unit A South Padre Island, TX	2.0	2.0	1430	$2,950	$2.06	3d	1	0.39mi
121 E Venus Ln Unit 1255568P South Padre Island, TX	1.0	1.0	—	$4,586	—	109d	1	0.42mi
123 E Dolphin St Unit 2 South Padre Island, TX	2.0	1.0	995	$2,200	$2.21	139d	1	0.42mi
109 E Venus Ln Unit 3 South Padre Island, TX	1.0	1.0	750	$1,150	$1.53	117d	1	0.42mi
109 E Venus Ln Unit 2 South Padre Island, TX	1.0	1.0	750	$1,450	$1.93	6d	1	0.42mi
107 E Venus Ln Unit 2 South Padre Island, TX	1.0	1.0	—	$1,250	—	109d	1	0.46mi
107 E Venus Ln Unit 1 South Padre Island, TX	2.0	1.0	750	$1,275	$1.70	109d	1	0.46mi
107 E Venus Ln Unit 4 South Padre Island, TX	1.0	1.0	—	$1,250	—	139d	1	0.46mi
126 E Swordfish St Unit 8 South Padre Island, TX	3.0	2.5	900	$3,660	$4.07	0d	1	0.48mi
126 E Swordfish St Unit 6 South Padre Island, TX	3.0	2.5	1200	$3,600	$3.00	139d	1	0.48mi
126 E Swordfish St Unit 1 South Padre Island, TX	2.0	2.0	900	$2,600	$2.89	139d	1	0.48mi
126 E Swordfish St Unit 4 South Padre Island, TX	2.0	2.0	900	$2,660	$2.96	0d	1	0.48mi
2615 Gulf Blvd South Padre Island, TX	2.0	1.5	1200	$2,250	$1.88	139d	1	0.56mi

Listing history 50 events

1. 2026-09-24
   days on market $949,000 Active 224 DOM
2. 2026-09-23
   days on market $949,000 Active 223 DOM
3. 2026-09-22
   days on market $949,000 Active 222 DOM
4. 2026-09-21
   days on market $949,000 Active 221 DOM
5. 2026-09-20
   days on market $949,000 Active 220 DOM
6. 2026-09-18
   days on market $949,000 Active 218 DOM
7. 2026-09-17
   days on market $949,000 Active 217 DOM
8. 2026-09-16
   days on market $949,000 Active 216 DOM
9. 2026-09-15
   days on market $949,000 Active 215 DOM
10. 2026-09-14
    days on market $949,000 Active 214 DOM
11. 2026-09-13
    days on market $949,000 Active 213 DOM
12. 2026-09-12
    days on market $949,000 Active 212 DOM
13. 2026-09-11
    days on market $949,000 Active 211 DOM
14. 2026-09-05
    days on market $949,000 Active 205 DOM
15. 2026-09-04
    days on market $949,000 Active 204 DOM
16. 2026-09-03
    days on market $949,000 Active 203 DOM
17. 2026-08-31
    days on market $949,000 Active 200 DOM
18. 2026-08-30
    days on market $949,000 Active 199 DOM
19. 2026-08-29
    days on market $949,000 Active 198 DOM
20. 2026-08-28
    days on market $949,000 Active 197 DOM
21. 2026-08-27
    days on market $949,000 Active 196 DOM
22. 2026-08-26
    days on market $949,000 Active 195 DOM
23. 2026-08-25
    days on market $949,000 Active 194 DOM
24. 2026-08-24
    days on market $949,000 Active 193 DOM
25. 2026-08-23
    days on market $949,000 Active 192 DOM
26. 2026-08-22
    days on market $949,000 Active 191 DOM
27. 2026-08-21
    days on market $949,000 Active 190 DOM
28. 2026-08-20
    days on market $949,000 Active 189 DOM
29. 2026-08-19
    days on market $949,000 Active 188 DOM
30. 2026-08-18
    days on market $949,000 Active 187 DOM
31. 2026-08-17
    days on market $949,000 Active 186 DOM
32. 2026-08-16
    days on market $949,000 Active 185 DOM
33. 2026-08-15
    days on market $949,000 Active 184 DOM
34. 2026-08-14
    days on market $949,000 Active 183 DOM
35. 2026-08-13
    days on market $949,000 Active 182 DOM
36. 2026-08-12
    days on market $949,000 Active 181 DOM
37. 2026-08-11
    days on market $949,000 Active 180 DOM
38. 2026-08-10
    days on market $949,000 Active 179 DOM
39. 2026-08-09
    days on market $949,000 Active 178 DOM
40. 2026-08-08
    days on market $949,000 Active 177 DOM
41. 2026-08-07
    days on market $949,000 Active 176 DOM
42. 2026-08-06
    days on market $949,000 Active 175 DOM
43. 2026-08-05
    days on market $949,000 Active 174 DOM
44. 2026-08-04
    days on market $949,000 Active 173 DOM
45. 2026-08-03
    days on market $949,000 Active 172 DOM
46. 2026-07-31
    days on market $949,000 Active 169 DOM
47. 2026-07-29
    days on market $949,000 Active 167 DOM
48. 2026-07-27
    days on market $949,000 Active 165 DOM
49. 2026-07-25
    days on market $949,000 Active 163 DOM
50. 2026-07-23
    days on market $949,000 Active 161 DOM

ⓘ 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 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 8 d/yr ≥105°F today · 30 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $99,684
• − Mortgage interest: −$53,159
• − Property taxes: −$14,235
• − Insurance: −$5,542
• − Repairs & maintenance: −$7,975
• − Management: −$7,975
• − Depreciation: −$27,607
• Taxable loss: −$16,809
• Est. tax savings @ 24.0%: +$4,034
• After-tax cash flow: $3,287/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 $19,415–$58,245 screening

This triplex on South Padre Island is in good condition with cosmetic updates needed to modernize the kitchen and bathrooms. The property is well-maintained and has a great location.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — standard fixtures, outdated design
• Moderate kitchen appliances — outdated appliances, need replacement

Value-add opportunities

• Both update kitchen cabinets — modernizes kitchen and increases value ↑
• Both update bathroom fixtures — modernizes bathrooms and increases value ↑
• Both replace kitchen appliances — modernizes kitchen and increases value ↑

ⓘ 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.

Schools (NCES district)

• District: Point Isabel ISD
• NCES district ID: 4835250
• Math proficiency: 14% ▼ -24.00%
• Reading proficiency: 31% ▼ -10.00%
• Median HH income: $38,115
• Composite: 18.78/100
• National rank: #8871
• State rank: #756 of 826 in TX

C Composite livability gradescore 60/100

Livability — South Padre Island

• Score: 60/100
• State rank: #1077
• US rank: #19107

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Padre Island, TX
• County: Cameron County · 441,603 people
• Metro: Brownsville-Harlingen, TX
• Population (ZIP): 2,935
• Household income: $68,421
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 20% of renters

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Population outlook (Cameron County) Hauer SSP2

• Today (2025): 441,603 people
• By 2030: 448,113 · +1.5%
• By 2040: 456,385 · +3.3%
• By 2050: 456,294 · +3.3%
• By 2075: 423,851 · -4.0%
• By 2100: 342,787 · -22.4%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 15% Two or more races 7% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Slovak 5% Lithuanian 4% German 2%
• Foreign-born: 13% · Canada
• Languages at home: 88% English-only · Spanish 11% Other Indo-European 1%

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Political lean MEDSL · Cameron

• 2024 margin: Lean R (+5.8) · D 46.7% · R 52.5%
• 2008→2024 swing: -34.6pp toward R · 2008: 28.8pp · 2024: -5.8pp
• All cycles: 2024: R+5.8 2020: D+13.2 2016: D+32.5 2012: D+32.4 2008: D+28.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.59%
• Current HPI: 425.29
• Rent YoY: —
• Metro: Brownsville-Harlingen, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-1.0% since first listed

3 events — show timeline

• 2026-02-13 Listed $985,000 SPIBOR
• 2025-11-20 Price Changed $985,000 SPIBOR
• 2025-10-03 Listed $995,000 SPIBOR