1505 Candy Ln · Edinburg, TX 78539

$254,900

3 bd · 2.0 ba · 2,570 sqft · SingleFamily public records · 100 Days on market

Built 2006 6,534 sqft lot $99/sqft · 21% below area Est $324k · 21% under $38/mo HOA · 2% of rent ↓ 15% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +7.9/30.0
• 1% rule +3.7/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +2.2/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1505 Candy! This charming Single-Family property features 4 bedrooms, 2.5 bathrooms, and 2570 square feet of living space. Built in 2006, the home offers a spacious kitchen, open living-dining area, and a convenient half bath on the main floor. The primary bedroom and bathroom are conveniently located downstairs. Upstairs, a Gameroom, 3 additional bedrooms, and another bathroom await. Outside, enjoy a large concrete patio, swing, playset, and oversize side yard, perfect for social. Don't miss the chance to call this your Home Sweet Home!

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 2006

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-269 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (18.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (13.1% below list).
• Recommended offer: $207k (18.7% below list) — sets the bar for cash-flow.
• Cap rate 5.0% 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); 411 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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).
• This rent runs 40% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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

• It's been on market 100 days — a 9% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 2y ago 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 2.5% of price.
• Climate carrying-cost: moderate 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 $207,351 (18.7% 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. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.87% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.53%
• DSCR: 0.80
• GRM: 9.6

CMA / ARV

• ARV (median comp): $324,058
• List price: $254,900
• Delta: -21.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1505 Candy Ln	0.00mi	4/2.5 (+1)	2,570 (0%)	0mo	$254,900	$99	93
1707 Red River Ave	0.17mi	4/3.5 (+1)	2,464 (-4%)	5mo	$399,900	$162	70
1307 Rocotillo Ln	0.44mi	4/3.5 (+1)	2,596 (+1%)	5mo	$445,000	$171	62
3522 Jackie St	0.42mi	4/2.5 (+1)	2,490 (-3%)	8mo	$249,000	$100	62
3526 Bridget St	0.46mi	3/2.5	2,420 (-6%)	7mo	$258,000	$107	61
1110 Goodrich Dr	0.46mi	4/3.0 (+1)	2,511 (-2%)	8mo	$349,500	$139	59
3408 Madison Ave	0.54mi	4/3.0 (+1)	2,423 (-6%)	4mo	$435,000	$180	53
1109 Berkely Dr	0.67mi	4/3.0 (+1)	2,433 (-5%)	6mo	$365,000	$150	46
3518 Monette St	0.51mi	3/2.5	2,206 (-14%)	7mo	$249,000	$113	44
3019 Cuarzo St	0.32mi	4/4.0 (+1)	2,920 (+14%)	10mo	$599,000	$205	41
2201 W Rhin Dr	0.70mi	3/2.5	2,939 (+14%)	5mo	$430,000	$146	37
2503 Piquin St	0.58mi	4/3.0 (+1)	2,884 (+12%)	11mo	$450,000	$156	35

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

Projected returns pro-forma

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

5-year hold

• IRR: -27.9%
• Equity multiple: 0.09×
• Total profit: $-64,745
• Equity at exit: $38,006

10-year hold

• IRR: -46.9%
• Equity multiple: -0.44×
• Total profit: $-102,750
• Equity at exit: $22,039

Cash invested: $71,372 (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: 411
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,214 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$537 /mo · $6,446/yr
• Insurance: −$106
• HOA: −$38
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-269

Break-even live

Break-even rent $2,555

Max offer price $207,351

Occupancy floor —

Sensitivity live

Price	-10% $-125	-5% $-197	+0% $-269	+5% $-341	+10% $-413
Rent	-10% $-444	-5% $-357	+0% $-269	+5% $-182	+10% $-94
Rate	-1.0pp $-141	-0.5pp $-204	base $-269	+0.5pp $-335	+1.0pp $-402

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1612 Red River Ave Edinburg, TX	4.0	4.0	2494	$3,275	$1.31	45d	1	0.15mi
323 Cavazos St Edinburg, TX	3.0	2.5	2223	$1,700	$0.76	45d	1	0.57mi
2714 Blue Ridge Dr Edinburg, TX	3.0	2.0	1966	$1,750	$0.89	16d	1	0.70mi
2401 W Rhin Dr Edinburg, TX	4.0	2.5	2301	$2,400	$1.04	16d	1	0.86mi
240 Austin Blvd Edinburg, TX	2.0	2.0	2279	$2,200	$0.97	45d	1	1.04mi
2501 Camino Real Viejo Mercedes, TX	4.0	2.0	2048	$1,400	$0.68	45d	1	1.14mi
5018 S Hummer Ln Edinburg, TX	3.0	2.0	1926	$1,800	$0.93	25d	1	1.16mi
5211 Shalom Dr Edinburg, TX	3.0	2.0	2305	$2,200	$0.95	45d	1	1.23mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 31 events

1. 2026-06-03
   status $254,900 Pending 100 DOM
2. 2026-06-02
   days on market $254,900 Active 100 DOM
3. 2026-06-01
   days on market $254,900 Active 99 DOM
4. 2026-05-31
   days on market $254,900 Active 98 DOM
5. 2026-05-31
   days on market $254,900 Active 97 DOM
6. 2026-05-01
   status Active 554-char remark

   Show marketing remark (554 chars)

   Welcome to 1505 Candy! This charming Single-Family property features 4 bedrooms, 2.5 bathrooms, and 2570 square feet of living space. Built in 2006, the home offers a spacious kitchen, open living-dining area, and a convenient half bath on the main floor. The primary bedroom and bathroom are conveniently located downstairs. Upstairs, a Gameroom, 3 additional bedrooms, and another bathroom await. Outside, enjoy a large concrete patio, swing, playset, and oversize side yard, perfect for social. Don't miss the chance to call this your Home Sweet Home!

7. 2026-05-01
   status Active 554-char remark

   Show marketing remark (554 chars)

   Welcome to 1505 Candy! This charming Single-Family property features 4 bedrooms, 2.5 bathrooms, and 2570 square feet of living space. Built in 2006, the home offers a spacious kitchen, open living-dining area, and a convenient half bath on the main floor. The primary bedroom and bathroom are conveniently located downstairs. Upstairs, a Gameroom, 3 additional bedrooms, and another bathroom await. Outside, enjoy a large concrete patio, swing, playset, and oversize side yard, perfect for social. Don't miss the chance to call this your Home Sweet Home!

8. 2026-04-11
   status Pending 554-char remark

   Show marketing remark (554 chars)

   Welcome to 1505 Candy! This charming Single-Family property features 4 bedrooms, 2.5 bathrooms, and 2570 square feet of living space. Built in 2006, the home offers a spacious kitchen, open living-dining area, and a convenient half bath on the main floor. The primary bedroom and bathroom are conveniently located downstairs. Upstairs, a Gameroom, 3 additional bedrooms, and another bathroom await. Outside, enjoy a large concrete patio, swing, playset, and oversize side yard, perfect for social. Don't miss the chance to call this your Home Sweet Home!

9. 2026-03-31
   status Pending 554-char remark

   Show marketing remark (554 chars)

   Welcome to 1505 Candy! This charming Single-Family property features 4 bedrooms, 2.5 bathrooms, and 2570 square feet of living space. Built in 2006, the home offers a spacious kitchen, open living-dining area, and a convenient half bath on the main floor. The primary bedroom and bathroom are conveniently located downstairs. Upstairs, a Gameroom, 3 additional bedrooms, and another bathroom await. Outside, enjoy a large concrete patio, swing, playset, and oversize side yard, perfect for social. Don't miss the chance to call this your Home Sweet Home!

10. 2026-03-31
    historical Active Under Contract 554-char remark

    Show marketing remark (554 chars)

    Welcome to 1505 Candy! This charming Single-Family property features 4 bedrooms, 2.5 bathrooms, and 2570 square feet of living space. Built in 2006, the home offers a spacious kitchen, open living-dining area, and a convenient half bath on the main floor. The primary bedroom and bathroom are conveniently located downstairs. Upstairs, a Gameroom, 3 additional bedrooms, and another bathroom await. Outside, enjoy a large concrete patio, swing, playset, and oversize side yard, perfect for social. Don't miss the chance to call this your Home Sweet Home!

11. 2026-02-02
    listed $254,900 Active 554-char remark

    Show marketing remark (554 chars)

    Welcome to 1505 Candy! This charming Single-Family property features 4 bedrooms, 2.5 bathrooms, and 2570 square feet of living space. Built in 2006, the home offers a spacious kitchen, open living-dining area, and a convenient half bath on the main floor. The primary bedroom and bathroom are conveniently located downstairs. Upstairs, a Gameroom, 3 additional bedrooms, and another bathroom await. Outside, enjoy a large concrete patio, swing, playset, and oversize side yard, perfect for social. Don't miss the chance to call this your Home Sweet Home!

12. 2026-02-02
    listed $254,900 Active 554-char remark

    Show marketing remark (554 chars)

    Welcome to 1505 Candy! This charming Single-Family property features 4 bedrooms, 2.5 bathrooms, and 2570 square feet of living space. Built in 2006, the home offers a spacious kitchen, open living-dining area, and a convenient half bath on the main floor. The primary bedroom and bathroom are conveniently located downstairs. Upstairs, a Gameroom, 3 additional bedrooms, and another bathroom await. Outside, enjoy a large concrete patio, swing, playset, and oversize side yard, perfect for social. Don't miss the chance to call this your Home Sweet Home!

13. 2026-01-31
    historical
14. 2025-12-01
    historical $2,290
15. 2025-10-11
    price $2,290
16. 2025-10-09
    price $274,900
17. 2025-10-09
    price $274,900
18. 2025-08-17
    price $284,900
19. 2025-08-17
    price $284,900
20. 2025-08-03
    listed $2,350
21. 2025-06-21
    listed $298,800 Active
22. 2025-06-20
    listed $298,800 Active
23. 2024-11-16
    historical
24. 2024-10-04
    listed $272,000 Active
25. 2024-10-04
    listed $272,000 Active
26. 2024-10-03
    historical
27. 2024-09-05
    price $272,000
28. 2024-09-05
    price $272,000
29. 2024-07-25
    listed $298,500 Active
30. 2024-07-19
    listed $298,500 Active
31. 2024-07-19
    historical

ⓘ 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: $6,446 · $537/mo
• Projected year-2 tax: $6,446 · $537/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 5/10 Major FEMA zone X (shaded) · 67% 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: $26,566
• − Mortgage interest: −$14,278
• − Property taxes: −$6,446
• − Insurance: −$1,274
• − Repairs & maintenance: −$2,125
• − Management: −$2,125
• − HOA: −$456
• − Depreciation: −$7,415
• Taxable loss: −$7,555
• Est. tax savings @ 24.0%: +$1,813
• After-tax cash flow: $-1,417/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: 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

-14.6% since first listed

26 events — show timeline

• 2026-05-01 Relisted — MCALLENMLS
• 2026-05-01 Relisted — HARMLS
• 2026-04-11 Pending — HARMLS
• 2026-03-31 Pending — MCALLENMLS
• 2026-03-31 Contingent — HARMLS
• 2026-02-02 Listed $254,900 HARMLS
• 2026-02-02 Listed $254,900 MCALLENMLS
• 2026-01-31 Listing Removed — HARMLS
• 2025-12-01 Rental Removed $2,290 MCALLENMLS
• 2025-10-11 Price Changed $2,290 MCALLENMLS
• 2025-10-09 Price Changed $274,900 HARMLS
• 2025-10-09 Price Changed $274,900 MCALLENMLS
• 2025-08-17 Price Changed $284,900 MCALLENMLS
• 2025-08-17 Price Changed $284,900 HARMLS
• 2025-08-03 Listed for Rent $2,350 MCALLENMLS
• 2025-06-21 Listed $298,800 MCALLENMLS
• 2025-06-20 Listed $298,800 HARMLS
• 2024-11-16 Listing Removed — HARMLS
• 2024-10-04 Listed $272,000 HARMLS
• 2024-10-04 Listed $272,000 MCALLENMLS
• 2024-10-03 Listing Removed — HARMLS
• 2024-09-05 Price Changed $272,000 HARMLS
• 2024-09-05 Price Changed $272,000 MCALLENMLS
• 2024-07-25 Listed $298,500 MCALLENMLS
• 2024-07-19 Listed $298,500 HARMLS
• 2024-07-19 Coming Soon — HARMLS

Property tax history

+2.9%/yr

Latest (2025): $6,446 · +3.7% YoY. Source: county tax records.