313 Crisantema St · Sullivan City, TX 78595

$125,000

2 bd · 1.0 ba · 924 sqft · SingleFamily public records · 26 Days on market

Built 1985 5,001 sqft lot

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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).

• Cash flow +8.2/30.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +2.0/10.0
• Schools +1.9/10.0

Listing remarks

Beautiful cozy home in Sullivan City. House feature 3 bedrooms, 0pen concept living/dining. Spacious kitchen with granite counters and wood cabinets, refrigerator and stove gas range. Very nice yard and garden. The property include a huge workshop building of 840 Sq, Ft. on the back of the house. Tile floors all over the house. Close to shopping, schools, grocery and more. Great Location !

Key facts

• Garden
• Open concept living
• Spacious kitchen

Tags

• OPEN CONCEPT LIVING
• SPACIOUS KITCHEN
• GRANITE COUNTERS
• HUGE WORKSHOP BUILDING
• NICE YARD
• GARDEN

Property features AI

Finance

• Other: Listing located at 313 Crisantema Street, Sullivan City, TX
• HOA & community: No association

Exterior

• Parking: Total of 5 parking spaces; 2-car garage (garage faces front); 3 carport spaces; Covered parking available
• Security: Smoke detectors
• Utilities: City sewer
• Home design: Not new construction
• Construction: Stucco and wood siding exterior; Composition shingle roof; Slab foundation; Built on a 5,001 sq. ft. lot
• Exterior features: Mature trees; Privacy fencing; Patio; Paved road access; Irregular lot

Interior

• Kitchen: Convection oven; Stove/Range; Refrigerator; Electric water heater
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning; Thermostat
• Interior features: Granite countertops; Ceiling fans; Drapes
• Laundry & utility: Laundry area with washer/dryer connection

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-116 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $104k (16.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $87k (30.1% below list).
• Recommended offer: $87k (30.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#1,369 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: crime D, amenities F, commute F.
• La Joya ISD (suburban): math 18% / reading 29% proficiency, ranked #759 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Rosendo Benavides El (math 17% / reading 27%, grade F, #3,333 of 4,322 statewide, top 80%, 285 students, 96% FRL); Lorenzo De Zavala Middle (math 18% / reading 22%, grade F, #1,428 of 1,662 statewide, top 87%, 606 students, 89% FRL); La Joya H S (math 16% / reading 32%, grade F, #1,333 of 1,632 statewide, top 82%, 2,775 students, 92% FRL) — zoned schools average 93% FRL vs 54% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 37 active listings in the ZIP; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($864 loan paydown + $4k appreciation (2.9% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,413 (30.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D 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?
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: 0.70% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.99%
• DSCR: 0.82
• GRM: 11.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.4%
• Equity multiple: 1.20×
• Total profit: $6,890
• Equity at exit: $55,427

10-year hold

• IRR: 6.8%
• Equity multiple: 2.02×
• Total profit: $35,821
• Equity at exit: $84,819

Cash invested: $35,000 (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 →

ZIP-level market 78595

• Home prices YoY: 1.4%
• Active inventory: 37
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $874 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$99 /mo · $1,193/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $-116

Break-even live

Break-even rent $1,022

Max offer price $104,433

Occupancy floor —

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $125,000 Active 26 DOM
2. 2026-06-17
   days on market $125,000 Active 25 DOM
3. 2026-06-16
   days on market $125,000 Active 24 DOM
4. 2026-06-15
   days on market $125,000 Active 23 DOM
5. 2026-06-14
   days on market $125,000 Active 21 DOM
6. 2026-06-13
   days on market $125,000 Active 20 DOM
7. 2026-06-10
   days on market $125,000 Active 18 DOM
8. 2026-06-09
   days on market $125,000 Active 17 DOM
9. 2026-06-08
   days on market $125,000 Active 16 DOM
10. 2026-06-07
    days on market $125,000 Active 15 DOM
11. 2026-06-05
    days on market $125,000 Active 12 DOM
12. 2026-06-03
    days on market $125,000 Active 11 DOM
13. 2026-06-02
    days on market $125,000 Active 10 DOM
14. 2026-06-01
    days on market $125,000 Active 9 DOM
15. 2026-05-31
    days on market $125,000 Active 8 DOM
16. 2026-05-31
    days on market $125,000 Active 7 DOM
17. 2026-05-23
    listed $125,000 Active

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

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $1,193 · $99/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$1,095/yr (+$91/mo · 91.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,490
• − Mortgage interest: −$7,002
• − Property taxes: −$1,193
• − Insurance: −$625
• − Repairs & maintenance: −$839
• − Management: −$839
• − Depreciation: −$3,636
• Taxable loss: −$3,645
• Est. tax savings @ 24.0%: +$875
• After-tax cash flow: $-522/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: La Joya ISD
• NCES district ID: 4826130
• Math proficiency: 18% ▼ -35.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $27,845
• Composite: 18.65/100
• National rank: #8891
• State rank: #759 of 826 in TX

Livability — Sullivan City

• Score: 55/100
• State rank: #1369
• US rank: #23526

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sullivan City, TX
• Population (ZIP): 5,958

Population outlook (Hidalgo County) Hauer SSP2

• Today (2025): 955,232 people
• By 2030: 1,009,774 · +5.7%
• By 2040: 1,120,332 · +17.3%
• By 2050: 1,225,036 · +28.2%
• By 2075: 1,439,189 · +50.7%
• By 2100: 1,533,429 · +60.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (98%)
• Race & ethnicity: Hispanic / Latino 98% Two or more races 46%
• Hispanic origin (detail): Mexican 96%
• Foreign-born: 30% · Canada
• Languages at home: 7% English-only · Spanish 93%

Political lean MEDSL · Hidalgo

• 2024 margin: Toss-up / Even · D 48.1% · R 51.0%
• 2008→2024 swing: -41.6pp toward R · 2008: 38.7pp · 2024: -2.9pp
• All cycles: 2024: R+2.9 2020: D+17.1 2016: D+40.5 2012: D+41.8 2008: D+38.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.89%
• Current HPI: 212.3717
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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 event — show timeline

• 2026-05-23 Listed $125,000 MCALLENMLS

Property tax history

+3.7%/yr

Latest (2025): $1,193 · +7.6% YoY. Source: county tax records.