3302 S Sugar Rd Unit J · Edinburg, TX 78539

$211,000

3 bd · 3.0 ba · 1,815 sqft · SingleFamily · 134 Days on market

Built 2019 Good condition 2,228 sqft lot $116/sqft · 14% below area Est $245k · 14% under $25/mo HOA · 1% of rent

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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 +15.6/30.0
• ARV discount +13.7/15.0
• DSCR +4.8/10.0
• 1% rule +4.4/10.0
• 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

• Laundry room
• Convenient half bath
• Versatile bonus room

Tags

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

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $89 ($1k/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 $199k (5.7% below list).
• Recommended offer: $186k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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; 17 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).
• This rent runs 36% 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 134 days — a 12% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 7y ago; this cycle's ask is 13513% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• 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 $185,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 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: 0.94% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.81%
• DSCR: 1.08
• GRM: 8.8

CMA / ARV

• ARV (median comp): $244,992
• List price: $211,000
• Delta: -13.87%
• 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	0.14mi	3/2.5	2,019 (+11%)	2mo	$349,000	$173	72
1702 Kayla Ave	0.41mi	3/2.5	1,847 (+2%)	9mo	$259,900	$141	69
332 Roundup Cir	0.58mi	3/2.5	1,928 (+6%)	0mo	$230,000	$119	60
3102 Vera Ave	0.48mi	3/2.0	1,907 (+5%)	6mo	$285,000	$149	60
1719 Kayla Ave	0.45mi	3/2.0	1,912 (+5%)	7mo	$264,950	$139	60
432 Telfair Ave	0.71mi	3/2.5	1,726 (-5%)	1mo	$310,000	$180	56
3204 Sierra Cir	0.17mi	4/3.0 (+1)	1,586 (-13%)	13mo	$165,000	$104	55
2008 Beatrice Ave	0.63mi	3/2.0	1,716 (-6%)	5mo	$255,000	$149	53
316 Kika De La Garza St	0.71mi	3/3.0	1,704 (-6%)	4mo	$275,000	$161	53
1918 Linsay Blvd	0.57mi	3/2.0	1,716 (-6%)	9mo	$250,000	$146	53
3503 Alvarado St	0.52mi	3/2.0	1,551 (-14%)	4mo	$269,000	$173	44
327 Kika De La Garza St	0.67mi	4/3.0 (+1)	1,692 (-7%)	11mo	$239,000	$141	44

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: -16.9%
• Equity multiple: 0.42×
• Total profit: $-34,306
• Equity at exit: $31,461

10-year hold

• IRR: -15.7%
• Equity multiple: 0.24×
• Total profit: $-44,924
• 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: 406
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,990 high
• Mortgage (P&I): −$1,107
• Tax est. 1.5%: −$264 /mo · $3,165/yr
• Insurance: −$88
• HOA: −$25
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $89

Break-even live

Break-even rent $1,877

Max offer price $211,000

Occupancy floor 91%

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 17 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	43d	1	0.11mi
1328 Nora Dr Edinburg, TX	3.0	2.0	1305	$1,900	$1.46	43d	1	0.18mi
1400 Wisconsin Rd Unit 2 Edinburg, TX	2.0	2.5	1400	$1,300	$0.93	43d	1	0.19mi
3118 Vera Ave Edinburg, TX	3.0	2.0	1553	$1,800	$1.16	43d	1	0.50mi
3719 Alvarado St Edinburg, TX	3.0	2.5	1543	$2,095	$1.36	43d	1	0.62mi
323 Cavazos St Edinburg, TX	3.0	2.5	2223	$1,700	$0.76	43d	1	0.66mi
2714 Blue Ridge Dr Edinburg, TX	3.0	2.0	1966	$1,750	$0.89	14d	1	0.73mi
2401 W Rhin Dr Edinburg, TX	4.0	2.5	2301	$2,400	$1.04	14d	1	0.81mi
240 Austin Blvd Edinburg, TX	2.0	2.0	2279	$2,200	$0.97	43d	1	1.04mi
2501 Camino Real Viejo Mercedes, TX	4.0	2.0	2048	$1,400	$0.68	43d	1	1.06mi
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	43d	1	1.30mi
2012 Pin Oak Rd Edinburg, TX	3.0	2.0	1300	$1,600	$1.23	43d	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	43d	1	1.46mi
902 Hidden Forest Dr Edinburg, TX	3.0	2.0	1764	$1,800	$1.02	43d	1	1.49mi

HOA detail

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

Listing history 27 events

1. 2026-06-10
   days on market $211,000 Active 134 DOM
2. 2026-06-09
   days on market $211,000 Active 133 DOM
3. 2026-06-08
   days on market $211,000 Active 132 DOM
4. 2026-06-07
   days on market $211,000 Active 131 DOM
5. 2026-06-03
   days on market $211,000 Active 127 DOM
6. 2026-06-02
   days on market $211,000 Active 126 DOM
7. 2026-06-01
   days on market $211,000 Active 125 DOM
8. 2026-05-31
   days on market $211,000 Active 124 DOM
9. 2026-05-31
   days on market $211,000 Active 123 DOM
10. 2026-05-09
    listed $1,550
11. 2026-05-09
    historical $1,550
12. 2026-05-08
    listed $1,550
13. 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!

14. 2024-09-04
    historical $1,550
15. 2024-08-30
    historical $1,550
16. 2024-08-30
    historical $1,550
17. 2024-08-22
    listed $1,550
18. 2024-08-15
    listed $1,550
19. 2024-07-26
    listed $1,550
20. 2024-07-26
    historical $1,550
21. 2024-07-24
    listed $1,550
22. 2019-10-20
    historical Withdrawn
23. 2019-10-13
    price $169,000
24. 2019-09-14
    listed $176,000 Active
25. 2019-08-31
    historical Expired
26. 2019-07-11
    price $176,000
27. 2019-04-09
    listed $182,000 Active

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

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: $23,882
• − Mortgage interest: −$11,819
• − Property taxes: −$3,165
• − Insurance: −$1,055
• − Repairs & maintenance: −$1,911
• − Management: −$1,911
• − HOA: −$300
• − Depreciation: −$6,138
• Taxable loss: −$2,417
• Est. tax savings @ 24.0%: +$580
• After-tax cash flow: $1,649/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 well-maintained, modern townhome in a gated community offers a great value with minimal repairs and updates needed.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both furniture — improves living space and aesthetics
• Both smart home integration — increases convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both furniture — improves living space and aesthetics ↑
• Both smart home integration — increases convenience and marketability ↑

ⓘ 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

-99.1% since first listed

18 events — show timeline

• 2026-05-09 Listed for Rent $1,550 MCALLENMLS
• 2026-05-09 Rental Removed $1,550 RENTEC
• 2026-05-08 Listed for Rent $1,550 RENTEC
• 2026-01-28 Listed $211,000 MCALLENMLS
• 2024-09-04 Rental Removed $1,550 MCALLENMLS
• 2024-08-30 Rental Removed $1,550 SHOWMOJO
• 2024-08-30 Rental Removed $1,550 RENTEC
• 2024-08-22 Listed for Rent $1,550 RENTEC
• 2024-08-15 Listed for Rent $1,550 MCALLENMLS
• 2024-07-26 Listed for Rent $1,550 SHOWMOJO
• 2024-07-26 Rental Removed $1,550 RENTEC
• 2024-07-24 Listed for Rent $1,550 RENTEC
• 2019-10-20 Delisted — MCALLENMLS
• 2019-10-13 Price Changed $169,000 MCALLENMLS
• 2019-09-14 Listed $176,000 MCALLENMLS
• 2019-08-31 Delisted — MCALLENMLS
• 2019-07-11 Price Changed $176,000 MCALLENMLS
• 2019-04-09 Listed $182,000 MCALLENMLS