3302 S Sugar Rd Unit K · Edinburg, TX 78539

$211,000

3 bd · 3.0 ba · 2,088 sqft · SingleFamily · 133 Days on market

Built 2019 2,228 sqft lot $101/sqft · 27% below area Est $288k · 27% under $25/mo HOA · 1% of rent ↓ 6% 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 +17.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +4.8/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 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

• Gated community
• Convenient half bath
• Versatile bonus room

Tags

• GATED COMMUNITY
• PRIVATE FENCED BACKYARD
• VERSATILE BONUS ROOM
• DIRECT ACCESS FROM KITCHEN
• SPACIOUS LIVING ROOM
• CONVENIENT HALF BATH

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $211k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (2.1% below list).
• Recommended offer: $186k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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: Canterbury El (math 54% / reading 61%, grade C+, #492 of 4,322 statewide, top 12%, 676 students, 42% 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-school proficiency averages 43% at this address vs 27% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Edinburg CISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-0.5%/yr); 411 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 37% 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 $1k of loan paydown is wiped out by about $6k 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 133 days — a 12% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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.

Recommended offer $185,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.98% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.02%
• DSCR: 1.13
• GRM: 8.5

CMA / ARV

• ARV (median comp): $288,326
• List price: $211,000
• Delta: -26.82%
• 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
1604 St Claire Ave	0.09mi	3/2.5	2,019 (-3%)	2mo	$349,000	$173	87
1220 Eva St	0.38mi	4/2.0 (+1)	2,139 (+2%)	1mo	$280,500	$131	68
3518 Monette St	0.44mi	3/2.5	2,206 (+6%)	7mo	$249,000	$113	62
2729 Biltmore Ave	0.51mi	3/2.0	2,120 (+2%)	9mo	$314,999	$149	62
408 Bernal St	0.61mi	4/3.0 (+1)	2,096 (+0%)	11mo	$279,900	$134	56
332 Roundup Cir	0.62mi	3/2.5	1,928 (-8%)	0mo	$230,000	$119	56
1719 Kayla Ave	0.47mi	3/2.0	1,912 (-8%)	7mo	$264,950	$139	54
3102 Vera Ave	0.53mi	3/2.0	1,907 (-9%)	6mo	$285,000	$149	52
1702 Kayla Ave	0.43mi	3/2.5	1,847 (-12%)	9mo	$259,900	$141	51
3619 Tigris Dr	0.74mi	3/3.5	2,234 (+7%)	3mo	$369,000	$165	49
2516 Serrano St	0.60mi	3/2.5	1,987 (-5%)	17mo	$312,000	$157	48
2712 Serrano St	0.50mi	4/2.5 (+1)	1,979 (-5%)	18mo	$322,000	$163	47

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: -15.0%
• Equity multiple: 0.48×
• Total profit: $-30,714
• Equity at exit: $31,461

10-year hold

• IRR: -12.6%
• Equity multiple: 0.36×
• Total profit: $-37,740
• Equity at exit: $18,243

Cash invested: $59,080 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,066 high
• Mortgage (P&I): −$1,107
• Tax est. 1.5%: −$264 /mo · $3,165/yr
• Insurance: −$88
• HOA: −$25
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $149

Break-even live

Break-even rent $1,877

Max offer price $211,000

Occupancy floor 88%

Sensitivity live

Price	-10% $295	-5% $222	+0% $149	+5% $76	+10% $3
Rent	-10% $-14	-5% $67	+0% $149	+5% $231	+10% $312
Rate	-1.0pp $255	-0.5pp $203	base $149	+0.5pp $94	+1.0pp $39

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: $52,750
• Closing costs: $6,330
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	46d	1	0.09mi
1400 Wisconsin Rd Unit 2 Edinburg, TX	2.0	2.5	1400	$1,300	$0.93	46d	1	0.13mi
3118 Vera Ave Edinburg, TX	3.0	2.0	1553	$1,800	$1.16	46d	1	0.52mi
3719 Alvarado St Edinburg, TX	3.0	2.5	1543	$2,095	$1.36	46d	1	0.58mi
323 Cavazos St Edinburg, TX	3.0	2.5	2223	$1,700	$0.76	46d	1	0.62mi
2714 Blue Ridge Dr Edinburg, TX	3.0	2.0	1966	$1,750	$0.89	16d	1	0.76mi
2401 W Rhin Dr Edinburg, TX	4.0	2.5	2301	$2,400	$1.04	16d	1	0.80mi
4809 S Markland Ave Edinburg, TX	3.0	2.0	1663	$2,550	$1.53	25d	1	1.06mi
240 Austin Blvd Edinburg, TX	2.0	2.0	2279	$2,200	$0.97	46d	1	1.08mi
5018 S Hummer Ln Edinburg, TX	3.0	2.0	1926	$1,800	$0.93	25d	1	1.13mi
2501 Camino Real Viejo Mercedes, TX	4.0	2.0	2048	$1,400	$0.68	46d	1	1.13mi
5211 Shalom Dr Edinburg, TX	3.0	2.0	2305	$2,200	$0.95	46d	1	1.24mi
3421 S Kerala Ave Unit D Edinburg, TX	3.0	2.5	1700	$1,900	$1.12	16d	1	1.45mi
3421 S Kerala Ave Unit D Edinburg, TX	3.0	2.5	1700	$1,850	$1.09	46d	1	1.45mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: security

Listing history 20 events

1. 2026-06-10
   days on market $211,000 Active 133 DOM
2. 2026-06-09
   days on market $211,000 Active 132 DOM
3. 2026-06-08
   days on market $211,000 Active 131 DOM
4. 2026-06-07
   days on market $211,000 Active 130 DOM
5. 2026-06-03
   days on market $211,000 Active 126 DOM
6. 2026-06-02
   days on market $211,000 Active 125 DOM
7. 2026-06-01
   days on market $211,000 Active 124 DOM
8. 2026-05-31
   days on market $211,000 Active 123 DOM
9. 2026-05-31
   days on market $211,000 Active 122 DOM
10. 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!

11. 2024-09-06
    historical $1,550
12. 2024-08-30
    listed $1,550
13. 2023-09-04
    historical
14. 2023-07-27
    listed
15. 2019-10-20
    historical Withdrawn
16. 2019-10-13
    price $189,000
17. 2019-08-09
    listed $219,000 Active
18. 2019-07-31
    historical Expired
19. 2019-07-05
    price $219,000
20. 2019-02-25
    listed $225,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,791
• − Mortgage interest: −$11,819
• − Property taxes: −$3,165
• − Insurance: −$1,055
• − Repairs & maintenance: −$1,983
• − Management: −$1,983
• − HOA: −$300
• − Depreciation: −$6,138
• Taxable loss: −$1,653
• Est. tax savings @ 24.0%: +$397
• After-tax cash flow: $2,184/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

-6.2% since first listed

11 events — show timeline

• 2026-01-28 Listed $211,000 MCALLENMLS
• 2024-09-06 Rental Removed $1,550 RENTEC
• 2024-08-30 Listed for Rent $1,550 RENTEC
• 2023-09-04 Rental Removed — RENTEC
• 2023-07-27 Listed for Rent — RENTEC
• 2019-10-20 Delisted — MCALLENMLS
• 2019-10-13 Price Changed $189,000 MCALLENMLS
• 2019-08-09 Listed $219,000 MCALLENMLS
• 2019-07-31 Delisted — MCALLENMLS
• 2019-07-05 Price Changed $219,000 MCALLENMLS
• 2019-02-25 Listed $225,000 MCALLENMLS