3302 S Sugar Rd Unit H · Edinburg, TX 78539

$100,000

2 bd · 2.0 ba · 1,853 sqft · Condo public records · 8 Days on market

Built 2019 Good condition $54/sqft · 70% below area $110/mo HOA · 7% of rent ↓ 56% since listing

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Why this score? — see what drove the C+ 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 +24.6/30.0
• 1% rule +10.0/10.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.4/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

SELLER CONCESSIONS AVAILABLE! LAUNDRY WASHER AND DRYER INCLUDED! APPLIANCES INCLUDED! Incredible value in Gated Community! Step inside this stunning three-story townhome featuring 3 bedrooms, 2 full baths, and 2 half baths in the highly sought-after South Edinburg area. The main level is perfect for entertaining, with a spacious living room and kitchen, plus a convenient half bath and laundry room. Upstairs, you'll find two generous bedrooms, each with its own full bath and ample closet space. The third floor is your private retreat, featuring a versatile bonus room (office), an additional half bath, and a balcony—perfect for enjoying your morning coffee or relaxing outdoors. Step out

Key facts

• $110 HOA
• Garage
• Built 2019

Property features AI

Finance

• Other: Living area reported by seller; Lot dimensions approximately 60 x 110
• HOA & community: Mandatory HOA (Regency at Nora HOA); HOA fee $110 monthly; POA transfer fee $100; Community features include curbs, gated entry, and sidewalks

Exterior

• Parking: Detached covered parking; 2 total parking spaces; 2 covered spaces; 2-car carport
• Security: Motorized gate; Smoke detector(s)
• Utilities: Public water; City sewer; Electric service
• Home design: Condominium unit; Gated community; Paved road access
• Construction: Stone and stucco construction; Composition shingle roof; Slab foundation; Built as part of Regency Villas condominium (not new construction)
• Exterior features: Covered patio and deck/balcony/porch; Balcony; Mature trees; Sprinkler system; Motorized gate; Professional landscaping; Sidewalks; Corner lot

Interior

• Kitchen: Smooth electric cooktop / electric range; Stove/Range (electric smooth); Microwave; Disposal; Refrigerator
• Bedrooms: Master bedroom with walk-in closet
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Thermostat; Energy Star features
• Interior features: Entrance foyer; Granite countertops; Ceiling fans; Smoke detectors; Double-pane windows; Mini blinds
• Laundry & utility: Laundry room with washer/dryer connections; Washer included; Dryer included; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 8.8% vs local median 2.4% in Edinburg — 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 64/100 on livability (#784 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Edinburg CISD (urban): math 20% / reading 34% proficiency, ranked #699 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Alfonso Ramirez El (math 37% / reading 42%, grade F, #1,545 of 4,322 statewide, top 38%, 681 students, 61% FRL); South Middle (math 23% / reading 46%, grade F, #858 of 1,662 statewide, top 54%, 1,309 students, 66% FRL); Robert R Vela H S (math 27% / reading 48%, grade F, #888 of 1,632 statewide, top 55%, 2,189 students, 62% FRL) — zoned schools at 63% FRL track the district average.
• Market conditions: Rents soft (-0.5%/yr); 406 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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: property tax is 4.9% of price.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.64% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.84%
• DSCR: 1.39
• GRM: 5.1

CMA / ARV

• ARV (median comp): $335,655
• List price: $100,000
• Delta: -37.14%
• Verdict: UNDERPRICED
• Comps: 11 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.7%
• Equity multiple: 0.73×
• Total profit: $-7,602
• Equity at exit: $14,910

10-year hold

• IRR: -4.9%
• Equity multiple: 0.74×
• Total profit: $-7,168
• Equity at exit: $8,646

Cash invested: $28,000 (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 78539

• Home prices YoY: -19.6%
• Rents YoY: -0.5%
• Active inventory: 406
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,638 high
• Mortgage (P&I): −$524
• Tax from tax record: −$412 /mo · $4,941/yr
• Insurance: −$42
• HOA: −$110
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $206

Break-even live

Break-even rent $1,377

Max offer price $100,000

Occupancy floor 82%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1328 Nora Dr Edinburg, TX	3.0	2.0	1305	$1,900	$1.46	44d	1	0.18mi
1400 Wisconsin Rd Unit 2 Edinburg, TX	2.0	2.5	1400	$1,300	$0.93	44d	1	0.19mi
3118 Vera Ave Edinburg, TX	3.0	2.0	1553	$1,800	$1.16	44d	1	0.50mi
3719 Alvarado St Edinburg, TX	3.0	2.5	1543	$2,095	$1.36	44d	1	0.62mi
323 Cavazos St Edinburg, TX	3.0	2.5	2223	$1,700	$0.76	44d	1	0.66mi
2714 Blue Ridge Dr Edinburg, TX	3.0	2.0	1966	$1,750	$0.89	14d	1	0.73mi
240 Austin Blvd Edinburg, TX	2.0	2.0	2279	$2,200	$0.97	44d	1	1.04mi
4809 S Markland Ave Edinburg, TX	3.0	2.0	1663	$2,550	$1.53	23d	1	1.12mi
5018 S Hummer Ln Edinburg, TX	3.0	2.0	1926	$1,800	$0.93	23d	1	1.19mi
5211 Shalom Dr Edinburg, TX	3.0	2.0	2305	$2,200	$0.95	44d	1	1.30mi
2012 Pin Oak Rd Edinburg, TX	3.0	2.0	1300	$1,600	$1.23	44d	1	1.45mi
3421 S Kerala Ave Unit D Edinburg, TX	3.0	2.5	1700	$1,900	$1.12	14d	1	1.46mi
3421 S Kerala Ave Unit D Edinburg, TX	3.0	2.5	1700	$1,850	$1.09	44d	1	1.46mi
902 Hidden Forest Dr Edinburg, TX	3.0	2.0	1764	$1,800	$1.02	44d	1	1.49mi

HOA detail condo

• Monthly dues: $110 · $1,320/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $100,000 Active 8 DOM
2. 2026-06-17
   days on market $100,000 Active 7 DOM
3. 2026-06-16
   days on market $100,000 Active 6 DOM
4. 2026-06-15
   days on market $100,000 Active 5 DOM
5. 2026-06-14
   days on market $100,000 Active 3 DOM
6. 2026-06-13
   pricedays on marketlisting id $100,000 Active 2 DOM
7. 2026-06-09
   days on market $211,000 Active 82 DOM
8. 2026-06-08
   days on market $211,000 Active 81 DOM
9. 2026-06-07
   days on market $211,000 Active 80 DOM
10. 2026-06-03
    days on market $211,000 Active 76 DOM
11. 2026-06-02
    days on market $211,000 Active 75 DOM
12. 2026-06-01
    days on market $211,000 Active 74 DOM
13. 2026-05-31
    days on market $211,000 Active 73 DOM
14. 2026-05-31
    days on market $211,000 Active 72 DOM
15. 2026-03-19
    listed $211,000 Active 991-char remark
16. 2026-02-05
    status Active
17. 2025-12-19
    historical $1,495
18. 2025-12-19
    price $1,495
19. 2025-12-19
    status Pending
20. 2025-12-11
    historical Option
21. 2025-12-06
    listed $1,625
22. 2025-10-14
    listed $211,000 Active
23. 2025-05-28
    price $210,000
24. 2025-03-06
    listed $229,500 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: $4,941 · $412/mo
• Projected year-2 tax: $4,941 · $412/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $19,657
• − Mortgage interest: −$5,602
• − Property taxes: −$4,941
• − Insurance: −$500
• − Repairs & maintenance: −$1,573
• − Management: −$1,573
• − HOA: −$1,320
• − Depreciation: −$2,909
• Taxable income: $1,240
• Est. tax owed @ 24.0%: −$298
• After-tax cash flow: $2,177/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

This three-story townhome in a gated community is in good condition with modern finishes and a well-maintained exterior. It offers a good investment opportunity with minor maintenance items to address.

Value-add opportunities

• Resale Paint exterior walls — Enhances curb appeal and value
• Rental Clean gutters — Keeps property in good condition and reduces maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior walls — Enhances curb appeal and value ↑
• Rental Clean gutters — Keeps property in good condition and reduces maintenance costs ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Edinburg CISD
• NCES district ID: 4818180
• Math proficiency: 20% ▼ -34.00%
• Reading proficiency: 34% ▼ -11.00%
• Median HH income: $36,985
• Composite: 22.42/100
• National rank: #8114
• State rank: #699 of 826 in TX

Livability — Edinburg

• Score: 64/100
• State rank: #784
• US rank: #14319

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edinburg, TX
• County: Hidalgo County · 623,128 people
• City population: 178,279
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 37,168
• Household income: $66,967
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 1525.0

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 (85%)
• Race & ethnicity: Hispanic / Latino 85% Two or more races 45% White 10% Asian 4%
• Hispanic origin (detail): Mexican 77% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Italian 1% Romanian 1%
• Foreign-born: 19% · Canada
• Languages at home: 32% English-only · Spanish 64% Tagalog/Filipino 2% Other Asian/Pacific 1%

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: ▼ -51.52%
• Current HPI: 211.4723
• Rent YoY: ▼ -0.52%
• Metro: McAllen-Edinburg-Mission, TX
• 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

-56.4% since first listed

11 events — show timeline

• 2026-06-10 Listed $100,000 MCALLENMLS
• 2026-03-19 Listed $211,000 MCALLENMLS
• 2026-02-05 Relisted — MCALLENMLS
• 2025-12-19 Rental Removed $1,495 MCALLENMLS
• 2025-12-19 Price Changed $1,495 MCALLENMLS
• 2025-12-19 Pending — MCALLENMLS
• 2025-12-11 Contingent — MCALLENMLS
• 2025-12-06 Listed for Rent $1,625 MCALLENMLS
• 2025-10-14 Listed $211,000 MCALLENMLS
• 2025-05-28 Price Changed $210,000 MCALLENMLS
• 2025-03-06 Listed $229,500 MCALLENMLS

Property tax history

+3.1%/yr

Latest (2025): $4,941 · +3.1% YoY. Source: county tax records.