2124 Diamond St · Scissors, TX 78537

$55,000

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 198 Days on market

Built 1988 7,000 sqft lot $69/sqft · 30% below area Est $78k · 30% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Unlock the potential of this property and create your dream home or investment project! The lot features an existing frame home ready for removal or renovation, plus an additional 529 sq. ft. structure on slab, offering flexibility for expansion, rental income, or storage. Priced at Land Value – Ideal for builders, investors, and visionaries. Convenient Location – Minutes from the highway, HEB, Walmart, shopping centers, and popular restaurants. Within Donna ISD. Opportunities like this are rare. Secure this property today and bring your plans to life!

Key facts

• Existing frame home
• Convenient location
• Rental income

Tags

• EXISTING FRAME HOME
• ADDITIONAL STRUCTURE ON SLAB
• FLEXIBILITY FOR EXPANSION
• RENTAL INCOME
• CONVENIENT LOCATION
• MINUTES FROM THE HIGHWAY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($851 rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#1,265 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, schools F, amenities F.
• Donna ISD (suburban): math 11% / reading 18% proficiency, ranked #821 of 826 in TX (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 323 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 $6k of equity ($380 loan paydown + $6k appreciation (10.0% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 198 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 3.0% of price.
• Climate carrying-cost: 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 $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
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: 1.55% ✓
• Cap rate: 11.16%
• Cash-on-cash: 17.37%
• DSCR: 1.77
• GRM: 5.4

CMA / ARV

• ARV (median comp): $78,130
• List price: $55,000
• Delta: -29.60%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.2%
• Equity multiple: 3.87×
• Total profit: $44,208
• Equity at exit: $49,548

10-year hold

• IRR: 32.1%
• Equity multiple: 8.74×
• Total profit: $119,129
• Equity at exit: $106,853

Cash invested: $15,400 (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 78537

• Home prices YoY: 5.8%
• Active inventory: 323
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $851 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$138 /mo · $1,655/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $223

Break-even live

Break-even rent $569

Max offer price $55,000

Occupancy floor 69%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $55,000 Active 198 DOM
2. 2026-06-17
   days on market $55,000 Active 197 DOM
3. 2026-06-16
   days on market $55,000 Active 196 DOM
4. 2026-06-15
   days on market $55,000 Active 195 DOM
5. 2026-06-14
   days on market $55,000 Active 193 DOM
6. 2026-06-13
   days on market $55,000 Active 192 DOM
7. 2026-06-10
   days on market $55,000 Active 190 DOM
8. 2026-06-09
   days on market $55,000 Active 189 DOM
9. 2026-06-08
   days on market $55,000 Active 188 DOM
10. 2026-06-07
    days on market $55,000 Active 187 DOM
11. 2026-06-05
    days on market $55,000 Active 184 DOM
12. 2026-06-03
    days on market $55,000 Active 183 DOM
13. 2026-06-02
    days on market $55,000 Active 182 DOM
14. 2026-06-01
    days on market $55,000 Active 181 DOM
15. 2026-05-31
    days on market $55,000 Active 180 DOM
16. 2026-05-31
    days on market $55,000 Active 179 DOM
17. 2025-12-02
    listed $55,000 Active 576-char remark

    Show marketing remark (576 chars)

    Unlock the potential of this property and create your dream home or investment project! The lot features an existing frame home ready for removal or renovation, plus an additional 529 sq. ft. structure on slab, offering flexibility for expansion, rental income, or storage. Priced at Land Value – Ideal for builders, investors, and visionaries. Convenient Location – Minutes from the highway, HEB, Walmart, shopping centers, and popular restaurants. Within Donna ISD. Opportunities like this are rare. Secure this property today and bring your plans to life!

18. 2025-09-01
    listed $55,000 Active
19. 2023-01-26
    soldstatus

ⓘ 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: $1,655 · $138/mo
• Projected year-2 tax: $1,655 · $138/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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,210
• − Mortgage interest: −$3,081
• − Property taxes: −$1,655
• − Insurance: −$275
• − Repairs & maintenance: −$817
• − Management: −$817
• − Depreciation: −$1,600
• Taxable income: $1,966
• Est. tax owed @ 24.0%: −$472
• After-tax cash flow: $2,203/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: Donna ISD
• NCES district ID: 4817390
• Math proficiency: 11% ▼ -30.00%
• Reading proficiency: 18% ▼ -13.00%
• Median HH income: $27,330
• Composite: 11.16/100
• National rank: #9728
• State rank: #821 of 826 in TX

Livability — Scissors

• Score: 57/100
• State rank: #1265
• US rank: #22024

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment F Housing C- Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Scissors, TX
• Population (ZIP): 51,346

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 (95%)
• Race & ethnicity: Hispanic / Latino 95% Two or more races 49% White 4%
• Hispanic origin (detail): Mexican 91%
• Foreign-born: 27% · Canada
• Languages at home: 15% English-only · Spanish 84%

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: ▲ 13.30%
• Current HPI: 243.3933
• 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

+0.0% since first listed

3 events — show timeline

• 2025-12-02 Listed $55,000 MCALLENMLS
• 2025-09-01 Listed $55,000 MCALLENMLS
• 2023-01-26 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2025): $1,655 · +17.5% YoY. Source: county tax records.