214 Olmo St · Sullivan City, TX 78595

$105,000

3 bd · 2.0 ba · 1,610 sqft · SingleFamily public records · 273 Days on market

Built 1989 6,655 sqft lot $65/sqft · at area comps Est $101k · at est. ↓ 12% 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 +21.3/30.0
• DSCR +6.8/10.0
• 1% rule +6.4/10.0
• Appreciation +6.4/10.0
• ARV discount +5.9/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Great 3-bedroom, 2-bath home in Sullivan City with 1,610 sqft of living space. Built in 1989, this property features a spacious layout, plenty of natural light, and a comfortable backyard. Perfect as a starter home or a great opportunity for investors.

Key facts

• 6,655 sq ft lot
• Built 1989
• Listed 273 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.

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, schools F, amenities 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.
• 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 ($726 loan paydown + $3k appreciation (2.9% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 273 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; severe 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 273 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.14% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.28%
• DSCR: 1.28
• GRM: 7.3

CMA / ARV

• ARV (median comp): $101,404
• List price: $105,000
• Delta: 3.55%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
321 Rafael St	0.62mi	3/2.0	1,582 (-2%)	10mo	$130,000	$82	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 13.1%
• Equity multiple: 1.74×
• Total profit: $21,897
• Equity at exit: $46,559

10-year hold

• IRR: 15.2%
• Equity multiple: 3.21×
• Total profit: $65,078
• Equity at exit: $71,248

Cash invested: $29,400 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,199 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$199 /mo · $2,386/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $154

Break-even live

Break-even rent $1,004

Max offer price $105,000

Occupancy floor 82%

Sensitivity live

Price	-10% $213	-5% $184	+0% $154	+5% $124	+10% $94
Rent	-10% $59	-5% $107	+0% $154	+5% $201	+10% $249
Rate	-1.0pp $207	-0.5pp $181	base $154	+0.5pp $127	+1.0pp $99

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $105,000 Active 273 DOM
2. 2026-06-17
   days on market $105,000 Active 272 DOM
3. 2026-06-16
   days on market $105,000 Active 271 DOM
4. 2026-06-15
   days on market $105,000 Active 270 DOM
5. 2026-06-14
   days on market $105,000 Active 268 DOM
6. 2026-06-13
   days on market $105,000 Active 267 DOM
7. 2026-06-10
   days on market $105,000 Active 265 DOM
8. 2026-06-09
   days on market $105,000 Active 264 DOM
9. 2026-06-08
   days on market $105,000 Active 263 DOM
10. 2026-06-07
    days on market $105,000 Active 262 DOM
11. 2026-06-05
    days on market $105,000 Active 259 DOM
12. 2026-06-03
    days on market $105,000 Active 258 DOM
13. 2026-06-02
    days on market $105,000 Active 257 DOM
14. 2026-06-01
    days on market $105,000 Active 256 DOM
15. 2026-05-31
    days on market $105,000 Active 255 DOM
16. 2026-05-31
    days on market $105,000 Active 254 DOM
17. 2026-04-13
    price $105,000 252-char remark

    Show marketing remark (252 chars)

    Great 3-bedroom, 2-bath home in Sullivan City with 1,610 sqft of living space. Built in 1989, this property features a spacious layout, plenty of natural light, and a comfortable backyard. Perfect as a starter home or a great opportunity for investors.

18. 2026-01-10
    price $115,000 252-char remark

    Show marketing remark (252 chars)

    Great 3-bedroom, 2-bath home in Sullivan City with 1,610 sqft of living space. Built in 1989, this property features a spacious layout, plenty of natural light, and a comfortable backyard. Perfect as a starter home or a great opportunity for investors.

19. 2025-09-18
    listed $120,000 Active 252-char remark

    Show marketing remark (252 chars)

    Great 3-bedroom, 2-bath home in Sullivan City with 1,610 sqft of living space. Built in 1989, this property features a spacious layout, plenty of natural light, and a comfortable backyard. Perfect as a starter home or a great opportunity for investors.

20. 1989-06-23
    soldstatus

ⓘ 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: $2,386 · $199/mo
• Projected year-2 tax: $2,386 · $199/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 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: $14,386
• − Mortgage interest: −$5,882
• − Property taxes: −$2,386
• − Insurance: −$525
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$3,055
• Taxable income: $238
• Est. tax owed @ 24.0%: −$57
• After-tax cash flow: $1,790/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

-12.5% since first listed

4 events — show timeline

• 2026-04-13 Price Changed $105,000 MCALLENMLS
• 2026-01-10 Price Changed $115,000 MCALLENMLS
• 2025-09-18 Listed $120,000 MCALLENMLS
• 1989-06-23 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,386 · +4.8% YoY. Source: county tax records.