717 Yucca St · Sullivan City, TX 78595

$150,000

3 bd · 1.0 ba · 1,364 sqft · SingleFamily public records · 18 Days on market

Built 1980 8,657 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 +11.3/30.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• DSCR +3.3/10.0
• 1% rule +2.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Located near the expressway, this 3 bed 1 bath home is perfect for a new vision to unfold. Home has a large living room and dinning room, no appliances included. Laundry room located outside, AC system, and generous closets. Adorned with 80s features, this beauty is move in ready if needed. Belonging to La Joya ISD, this home is also located to post secondary institutions such as UTRGV/STC. Also located close by McAllen, and other great features the Rio Grande has to offer such as South Padre Island and Brownsville.

Key facts

• Generous closets
• Ac system
• 8,657 sq ft lot

Tags

• LAUNDRY ROOM LOCATED OUTSIDE
• AC SYSTEM
• GENEROUS CLOSETS
• LOCATED CLOSE BY MCALLEN

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: 1 total parking space; Covered parking (1 space); 1-car carport; No garage
• Utilities: City sewer
• Home design: Single-family property; Entry level information not provided; Facing direction not provided
• Construction: Brick and wood frame construction; Slab foundation; Built area approximately 1,364
• Exterior features: Mature trees; Chain link fencing; Shingle roof; Paved road access

Interior

• Kitchen: Electric water heater; No conveying appliances
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Granite countertops; Ceiling fan(s); No window coverings
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-55 ($-656/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (22.2% below list).
• Recommended offer: $117k (22.2% 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: Sam Fordyce El (math 17% / reading 27%, grade F, #3,333 of 4,322 statewide, top 80%, 404 students, 91% 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 91% FRL vs 54% district-wide (37 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 $5k of equity ($1k 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.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($148k) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,626 (22.2% 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: 0.78% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.56%
• DSCR: 0.93
• GRM: 10.7

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: 5.7%
• Equity multiple: 1.33×
• Total profit: $13,688
• Equity at exit: $66,512

10-year hold

• IRR: 8.7%
• Equity multiple: 2.30×
• Total profit: $54,703
• Equity at exit: $101,783

Cash invested: $42,000 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,166 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$127 /mo · $1,523/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $-55

Break-even live

Break-even rent $1,235

Max offer price $140,337

Occupancy floor 100%

Sensitivity live

Price	-10% $30	-5% $-12	+0% $-55	+5% $-97	+10% $-140
Rent	-10% $-147	-5% $-101	+0% $-55	+5% $-9	+10% $37
Rate	-1.0pp $21	-0.5pp $-17	base $-55	+0.5pp $-94	+1.0pp $-133

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $150,000 Active 18 DOM
2. 2026-06-17
   days on market $150,000 Active 17 DOM
3. 2026-06-16
   days on market $150,000 Active 16 DOM
4. 2026-06-15
   days on market $150,000 Active 15 DOM
5. 2026-06-14
   days on market $150,000 Active 13 DOM
6. 2026-06-13
   days on market $150,000 Active 12 DOM
7. 2026-06-10
   days on market $150,000 Active 10 DOM
8. 2026-06-09
   days on market $150,000 Active 9 DOM
9. 2026-06-08
   days on market $150,000 Active 8 DOM
10. 2026-06-07
    days on market $150,000 Active 7 DOM
11. 2026-06-05
    days on market $150,000 Active 4 DOM
12. 2026-06-03
    days on market $150,000 Active 3 DOM
13. 2026-06-02
    days on market $150,000 Active 2 DOM
14. 2026-06-01
    remarks 521-char remark
15. 2026-06-01
    listed $150,000 Active 1 DOM

ⓘ 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: $1,523 · $127/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$1,222/yr (+$102/mo · 80.2%)

ⓘ 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 · 23 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: $13,995
• − Mortgage interest: −$8,402
• − Property taxes: −$1,523
• − Insurance: −$750
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$4,364
• Taxable loss: −$3,283
• Est. tax savings @ 24.0%: +$788
• After-tax cash flow: $132/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

3 events — show timeline

• 2026-05-31 Listed $150,000 MCALLENMLS
• 2022-07-15 Sold (Public Records) — Public Records
• 2015-08-06 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,523 · +7.6% YoY. Source: county tax records.