3302 S Sugar Rd Unit G · 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

---

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 MLS

Incredible value in Gated Community close to UTRGV and major hospitals! 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 outside to your private, fenced backyard with direct access from the kitchen—a great spot for barbecues, gardening, or simply unwinding in your own space. This townhome combines style, comfort, and functionality in a convenient location—ready for you to move in and make it home!

Key facts

• $110 HOA
• Garage
• Built 2019

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: schools D+, employment D, amenities 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.
• 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.
• 3 sale attempts; this cycle's ask has dropped $111k (53%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 18 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 133 DOM
8. 2026-06-08
   days on market $211,000 Active 132 DOM
9. 2026-06-07
   days on market $211,000 Active 131 DOM
10. 2026-06-03
    days on market $211,000 Active 127 DOM
11. 2026-06-02
    days on market $211,000 Active 126 DOM
12. 2026-06-01
    days on market $211,000 Active 125 DOM
13. 2026-05-31
    days on market $211,000 Active 124 DOM
14. 2026-05-31
    days on market $211,000 Active 123 DOM
15. 2026-01-28
    listed $211,000 Active 936-char remark

    Show marketing remark (936 chars)

    Incredible value in Gated Community close to UTRGV and major hospitals! 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 outside to your private, fenced backyard with direct access from the kitchen—a great spot for barbecues, gardening, or simply unwinding in your own space. This townhome combines style, comfort, and functionality in a convenient location—ready for you to move in and make it home!

16. 2025-10-14
    listed $211,000 Active
17. 2025-10-11
    historical $1,575
18. 2025-09-13
    listed $1,575

ⓘ 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 excellent condition with modern finishes and a well-maintained exterior. It offers a good return on investment with minimal maintenance required.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value.
• Both Clean gutters — Improves drainage and adds to the home's overall appearance.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value. ↑
• Both Clean gutters — Improves drainage and adds to the home's overall appearance. ↑

ⓘ 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

+13296.8% since first listed

4 events — show timeline

• 2026-01-28 Listed $211,000 MCALLENMLS
• 2025-10-14 Listed $211,000 MCALLENMLS
• 2025-10-11 Rental Removed $1,575 RENTEC
• 2025-09-13 Listed for Rent $1,575 RENTEC

Property tax history

+3.1%/yr

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