1818 4th St Unit -1820 · Lake Charles, LA 70601

$89,000

2 bd · 2.0 ba · 1,530 sqft · MultiFamily · 454 Days on market

Built 1970 Good condition 0.27 ac lot $58/sqft · 30% below area Est $128k · 30% under ↓ 3% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.0/5.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

LOOKING FOR A GREAT DEAL ON A DUPLEX THATS READY FOR NEW RENTERS? Great opportunity to purchase a fully renovated duplex. Whether you're an investor looking for a profitable rental property or a first-time homebuyer looking for a place to call your own, this duplex is sure to impress. With its modern updates and convenient location, it's the perfect place to call home. This duplex has been updated with new roof, new interior and exterior paint and was totally rewired and has updated Pex plumbing and newer hot water heaters. Both units are 1 bedroom, 1 bath and feature a spacious floorplan with large living room, private bedroom with good size closet and nice kitchen with appliances and also has washer and dryer hookups in each unit. Window units are used to heat and cool units but there is also gas wall furnaces for heat also. Rental income averages $1300-$1400 per month. Located in flood zone A. Seller does not carry flood insurance but a flood quote for $2271/year is attached in MLS. The electric and water are both on separate meters and all bills were paid by the tenants. This is a great deal and would make the perfect investment property. Priced to sell!!

Key facts

• Updated pex plumbing
• Spacious floorplan
• Totally rewired

Tags

• FULLY RENOVATED DUPLEX
• NEW ROOF
• TOTALLY REWIRED
• UPDATED PEX PLUMBING
• NEWER HOT WATER HEATERS
• SPACIOUS FLOORPLAN

🏷️ Possibly a rental listed for sale. The $89,000 price doesn't fit this home's estimated sale value (~$127,669) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1-bath units multifamily listed at $89k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive. Per door: $263/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 5.1% in Lake Charles — 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 68/100 on livability (#95 in LA) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, amenities F, employment D-.
• Calcasieu Parish (other): math 30% / reading 44% proficiency, ranked #29 of 98 in LA (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pearl Watson Elementary School (math 12% / reading 17%, grade F, #516 of 646 statewide, top 82%, 325 students, 93% FRL); Ray D. Molo Middle Magnet School (math 6% / reading 18%, grade F, #193 of 218 statewide, top 88%, 325 students, 91% FRL); Washington/Marion Magnet High School (math 8% / reading 12%, grade F, #241 of 265 statewide, top 93%, 587 students, 80% FRL) — zoned schools average 88% FRL vs 52% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 12% at this address vs 37% district-wide (-25 pts) — the specific schools serving this property underperform the Calcasieu Parish average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.2%/yr); 512 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 49d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Calcasieu County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 454 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 454 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 B-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?
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. 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.
11. 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.
12. 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: 1.80% ✓
• Cap rate: 15.06%
• Cash-on-cash: 31.33%
• DSCR: 2.39
• GRM: 4.6

CMA / ARV

• ARV (median comp): $127,669
• List price: $89,000
• Delta: -30.29%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1624 9th St St	0.41mi	3/2.0 (+1)	1,636 (+7%)	5mo	$120,000	$73	60
1404 Dautel St	0.94mi	3/2.0 (+1)	1,523 (-0%)	5mo	$75,000	$49	55
1220 Pithon St #16	1.49mi	3/2.5 (+1)	1,414 (-8%)	5mo	$191,000	$135	41
1410 Reid St	0.81mi	3/2.0 (+1)	1,696 (+11%)	5mo	$245,000	$144	38
2229 13th St	0.98mi	3/2.0 (+1)	1,344 (-12%)	6mo	$169,000	$126	35
710 7th St	0.95mi	2/1.5	1,271 (-17%)	5mo	$151,050	$119	34
2721 Louisiana Ave	1.36mi	2/1.0	1,192 (-22%)	4mo	$115,000	$96	32
916 9th St St	0.86mi	3/2.0 (+1)	1,798 (+18%)	4mo	$127,500	$71	31
114 Park Ave	1.46mi	3/2.0 (+1)	1,834 (+20%)	5mo	$251,000	$137	31
903 14th St	1.10mi	3/2.0 (+1)	1,850 (+21%)	5mo	$43,500	$24	31
824 Cleveland St	0.82mi	3/2.0 (+1)	1,789 (+17%)	5mo	$150,000	$84	31
420 Moss St	1.31mi	3/3.0 (+1)	1,770 (+16%)	5mo	$140,000	$79	27

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 · 6.18% rent growth · sell at horizon

5-year hold

• IRR: 22.8%
• Equity multiple: 1.98×
• Total profit: $24,426
• Equity at exit: $13,270

10-year hold

• IRR: 33.0%
• Equity multiple: 4.53×
• Total profit: $87,931
• Equity at exit: $7,695

Cash invested: $24,920 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Louisiana: 90 Strongly Landlord-Friendly · R+12
• County: — inherits STATE
• City: — inherits STATE

5-day notice; no state rent control; civil-law jurisdiction; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 70601

• Rents YoY: 6.2%
• Active inventory: 512
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,602 high
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $525

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,602
Total (2 units)			$1,602

Break-even live

Break-even rent $937

Max offer price $89,000

Occupancy floor 62%

Sensitivity live

Price	-10% $587	-5% $556	+0% $525	+5% $495	+10% $464
Rent	-10% $399	-5% $462	+0% $525	+5% $589	+10% $652
Rate	-1.0pp $570	-0.5pp $548	base $525	+0.5pp $502	+1.0pp $479

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: $22,250
• Closing costs: $2,670
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1628 Bryant Ct Lake Charles, LA	1.0	1.0	700	$700	$1.00	21d	1	0.19mi
1628 Bryant Ct Lake Charles, LA	1.0	1.0	700	$600	$0.86	9d	1	0.19mi
2031 3rd St Lake Charles, LA	2.0	1.0	—	$850	—	162d	1	0.27mi
2031 3rd St Lake Charles, LA	1.0	1.0	—	$780	—	44d	1	0.27mi
2033 3rd St Lake Charles, LA	1.0	1.0	—	$700	—	51d	1	0.27mi
2111 4th St Lake Charles, LA	1.0	1.0	670	$650	$0.97	51d	1	0.30mi
1505 7th St Lake Charles, LA	2.0	1.0	1054	$900	$0.85	184d	1	0.35mi
1623 1st Ave Lake Charles, LA	1.0	1.0	—	$800	—	184d	1	0.48mi
1623 1st Ave Lake Charles, LA	1.0	1.0	—	$775	—	1d	1	0.48mi
1315 1/2 8th St Lake Charles, LA	2.0	1.0	700	$825	$1.18	2d	1	0.51mi
1512 Brick St Lake Charles, LA	2.0	1.0	700	$750	$1.07	9d	1	0.57mi
2003 2nd Ave Lake Charles, LA	1.0	1.0	550	$800	$1.45	51d	1	0.68mi
922 Cleveland St Apt M Lake Charles, LA	1.0	1.0	900	$650	$0.72	21d	1	0.73mi
922 Cleveland St Unit O Lake Charles, LA	1.0	1.0	—	$650	—	162d	1	0.73mi
1603 13th St Lake Charles, LA	2.0	1.0	850	$1,050	$1.24	51d	1	0.76mi
2405 9th St Lake Charles, LA	2.0	1.0	788	$850	$1.08	154d	1	0.80mi
2202 Tulip St Lake Charles, LA	2.0	1.0	776	$850	$1.10	1d	1	0.83mi
307 S Cherry St Lake Charles, LA	2.0	1.0	—	$850	—	10d	1	0.92mi
2233 Lilly St Lake Charles, LA	2.0	1.0	815	$850	$1.04	10d	1	0.93mi
1616 Kirkman St Lake Charles, LA	1.0	1.0	—	$700	—	162d	1	0.94mi
1039 13th St Lake Charles, LA	2.0	2.0	975	$1,200	$1.23	48d	1	0.95mi
823 Kirkman St Unit 4 Lake Charles, LA	1.0	1.0	950	$600	$0.63	162d	1	0.95mi
1501 Hunter Dr Unit A Lake Charles, LA	1.0	1.0	900	$775	$0.86	10d	1	1.00mi
1105 Hunter Dr Lake Charles, LA	2.0	1.0	849	$900	$1.06	184d	1	1.00mi
707 Clarence St Lake Charles, LA	2.0	1.0	979	$1,000	$1.02	44d	1	1.02mi
1300 16th St Lake Charles, LA	2.0	1.5	1344	$1,295	$0.96	162d	1	1.08mi
1604 Moss St Unit 14 Lake Charles, LA	2.0	1.0	—	$850	—	162d	1	1.10mi
1604 Moss St Unit 17 Lake Charles, LA	1.0	1.0	—	$825	—	162d	1	1.10mi
1604 Moss St Unit 13 Lake Charles, LA	2.0	1.0	—	$900	—	10d	1	1.10mi
701 11th St Lake Charles, LA	2.0	1.0	1050	$695	$0.66	10d	1	1.10mi
1602 Moss St Unit 2 Lake Charles, LA	1.0	1.0	—	$775	—	162d	1	1.10mi
707 Division St Unit B Lake Charles, LA	2.0	2.0	1500	$1,600	$1.07	49d	1	1.13mi
628 Division St Lake Charles, LA	2.0	1.0	1007	$1,250	$1.24	184d	1	1.15mi
Broad St #1 Lake Charles, LA	1.0	1.0	500	$600	$1.20	10d	1	1.15mi
2140 Kirkman St Lake Charles, LA	—	—	1690	$750	$0.44	2d	1	1.17mi
2900 6th St Lake Charles, LA	2.0	2.0	1364	$1,100	$0.81	33d	1	1.17mi
616 Armstrong St Lake Charles, LA	1.0	1.0	500	$600	$1.20	162d	1	1.18mi
1605 W Common St Unit 1 Lake Charles, LA	1.0	1.0	750	$925	$1.23	162d	1	1.20mi
2701 Cline St Unit C Lake Charles, LA	2.0	1.0	864	$700	$0.81	10d	1	1.23mi
340 Kirkman St Lake Charles, LA	2.0	1.0	800	$900	$1.12	10d	1	1.24mi

Listing history 50 events

1. 2026-11-08
   days on market $89,000 Active 454 DOM
2. 2026-11-07
   days on market $89,000 Active 453 DOM
3. 2026-11-06
   days on market $89,000 Active 452 DOM
4. 2026-11-05
   days on market $89,000 Active 451 DOM
5. 2026-11-04
   statusdays on market $89,000 Active 450 DOM
6. 2026-10-29
   status $89,000 Pending 449 DOM
7. 2026-10-28
   days on market $89,000 Active 449 DOM
8. 2026-10-27
   days on market $89,000 Active 448 DOM
9. 2026-10-26
   days on market $89,000 Active 447 DOM
10. 2026-10-25
    days on market $89,000 Active 446 DOM
11. 2026-10-24
    days on market $89,000 Active 445 DOM
12. 2026-10-23
    days on market $89,000 Active 444 DOM
13. 2026-10-22
    days on market $89,000 Active 443 DOM
14. 2026-10-21
    days on market $89,000 Active 442 DOM
15. 2026-10-20
    days on market $89,000 Active 441 DOM
16. 2026-10-19
    days on market $89,000 Active 440 DOM
17. 2026-10-18
    days on market $89,000 Active 439 DOM
18. 2026-10-17
    days on market $89,000 Active 438 DOM
19. 2026-10-16
    days on market $89,000 Active 437 DOM
20. 2026-10-15
    days on market $89,000 Active 436 DOM
21. 2026-10-14
    days on market $89,000 Active 435 DOM
22. 2026-10-13
    days on market $89,000 Active 434 DOM
23. 2026-10-12
    days on market $89,000 Active 433 DOM
24. 2026-10-11
    days on market $89,000 Active 432 DOM
25. 2026-10-10
    days on market $89,000 Active 431 DOM
26. 2026-10-09
    days on market $89,000 Active 430 DOM
27. 2026-10-08
    days on market $89,000 Active 429 DOM
28. 2026-10-07
    days on market $89,000 Active 428 DOM
29. 2026-10-06
    days on market $89,000 Active 427 DOM
30. 2026-10-05
    days on market $89,000 Active 426 DOM
31. 2026-10-04
    days on market $89,000 Active 425 DOM
32. 2026-10-04
    days on market $89,000 Active 424 DOM
33. 2026-10-02
    days on market $89,000 Active 423 DOM
34. 2026-10-01
    days on market $89,000 Active 422 DOM
35. 2026-09-30
    days on market $89,000 Active 421 DOM
36. 2026-09-29
    days on market $89,000 Active 420 DOM
37. 2026-09-28
    days on market $89,000 Active 419 DOM
38. 2026-09-27
    days on market $89,000 Active 418 DOM
39. 2026-09-26
    days on market $89,000 Active 417 DOM
40. 2026-09-25
    days on market $89,000 Active 416 DOM
41. 2026-09-24
    days on market $89,000 Active 415 DOM
42. 2026-09-24
    days on market $89,000 Active 414 DOM
43. 2026-09-22
    days on market $89,000 Active 413 DOM
44. 2026-09-20
    days on market $89,000 Active 411 DOM
45. 2026-09-19
    days on market $89,000 Active 410 DOM
46. 2026-09-18
    days on market $89,000 Active 409 DOM
47. 2026-09-17
    pricedays on market $89,000 Active 408 DOM
48. 2026-09-16
    days on market $95,000 Active 407 DOM
49. 2026-09-15
    days on market $95,000 Active 406 DOM
50. 2026-09-14
    days on market $95,000 Active 405 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 A · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,224
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$1,948
• − Repairs & maintenance: −$1,538
• − Management: −$1,538
• − Depreciation: −$2,589
• Taxable income: $5,291
• Est. tax owed @ 24.0%: −$1,270
• After-tax cash flow: $5,034/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 · 3 photos

Good 75/100 Cosmetic rehab Est. rehab $7,650–$22,950 screening

This fully renovated duplex is move-in ready with modern updates and a great location. Fresh paint and flooring updates would further enhance its value.

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood or tile — Hardwood or tile flooring is more durable and adds value ↑
• Both Install smart home devices — Smart home devices improve convenience and add modern appeal ↑

ⓘ 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 12/100

Zoned Schools

Elementary Pearl Watson Elementary School F LA #516/646 Nat'l #36,758/41,679 Middle Ray D. Molo Middle Magnet School F LA #193/218 Nat'l #13,125/14,009 High Washington/marion Magnet High School F LA #241/265 Nat'l #16,463/17,239

Schools (NCES district)

• District: Calcasieu Parish
• NCES district ID: 2200330
• Math proficiency: 30% ▼ -39.00%
• Reading proficiency: 44% ▼ -33.00%
• Median HH income: $44,700
• Composite: 31.45/100
• National rank: #5979
• State rank: #29 of 98 in LA

C Composite livability gradescore 68/100

Livability — Lake Charles

• Score: 68/100
• State rank: #95
• US rank: #9820

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Charles, LA
• County: Calcasieu Parish · 212,179 people
• City population: 133,538
• Metro: Lake Charles, LA
• Population (ZIP): 30,872
• Household income: $49,992
• Rent vs Own: 41.1% rent · 58.9% own
• Severe rent burden: 6% of renters

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Population outlook (Calcasieu County) Hauer SSP2

• Today (2025): 212,179 people
• By 2030: 218,199 · +2.8%
• By 2040: 228,486 · +7.7%
• By 2050: 236,208 · +11.3%
• By 2075: 251,696 · +18.6%
• By 2100: 247,848 · +16.8%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 59% White 31% Two or more races 7% Hispanic / Latino 5%
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 1%

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Political lean MEDSL · Calcasieu

• 2024 margin: Solid R (+39.6) · D 29.5% · R 69.0% · Other 1.5%
• 2008→2024 swing: -15.0pp toward R · 2008: -24.6pp · 2024: -39.6pp
• All cycles: 2024: R+39.6 2020: R+35.2 2016: R+33.3 2012: R+28.7 2008: R+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -109.32%
• Current HPI: 55.6127
• Rent YoY: ▲ 6.18%
• Metro: Lake Charles, LA
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

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Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Price history

-3.1% since first listed

2 events — show timeline

• 2025-11-06 Price Changed $95,000 SWLAR
• 2024-11-15 Listed $98,000 SWLAR