2803 Minnie Ave · Scissors, TX 78537

$125,000

3 bd · 1.0 ba · 1,075 sqft · SingleFamily public records · 83 Days on market

Built 1985 6,151 sqft lot $116/sqft · 34% below area Est $190k · 34% under

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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 +16.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.3/10.0
• 1% rule +4.3/10.0
• 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

Charming 3 bedroom 1 bath brick home in Donna TX built on a solid slab foundation offering durability and peace of mind. This home features a convenient carport and a cozy layout that makes great use of space along with a functional kitchen perfect for everyday living. Enjoy a warm inviting feel throughout and step outside to a cozy backyard ideal for relaxing or small gatherings. With its affordable price point this home is a great opportunity for first time homeowners looking to get into the market without breaking the bank.

Key facts

• Functional kitchen
• Cozy backyard
• Brick home

Tags

• BRICK HOME
• SOLID SLAB FOUNDATION
• CONVENIENT CARPORT
• FUNCTIONAL KITCHEN
• COZY BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $83 ($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 $116k (6.9% below list).
• Recommended offer: $116k (6.9% below list) — sets the bar for 1% rule.

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-, amenities F, commute 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.
• Zoned schools: C Stainke El (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 588 students, 96% FRL); W A Todd Middle (math 9% / reading 22%, grade F, #1,556 of 1,662 statewide, top 94%, 693 students, 92% FRL); Donna H S (math 16% / reading 21%, grade F, #1,436 of 1,632 statewide, top 88%, 2,095 students, 92% FRL) — zoned schools average 93% FRL vs 48% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 327 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k 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 $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 83 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 10317% 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 $116,410 (6.9% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.86%
• DSCR: 1.13
• GRM: 8.9

CMA / ARV

• ARV (median comp): $189,820
• List price: $125,000
• Delta: -34.15%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 26.3%
• Equity multiple: 3.10×
• Total profit: $73,392
• Equity at exit: $112,610

10-year hold

• IRR: 23.1%
• Equity multiple: 7.06×
• Total profit: $211,949
• Equity at exit: $242,848

Cash invested: $35,000 (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 78537

• Home prices YoY: 5.8%
• Active inventory: 327
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,164 high
• Mortgage (P&I): −$656
• Tax from tax record: −$129 /mo · $1,544/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $83

Break-even live

Break-even rent $1,059

Max offer price $125,000

Occupancy floor 88%

Sensitivity live

Price	-10% $154	-5% $119	+0% $83	+5% $48	+10% $13
Rent	-10% $-9	-5% $37	+0% $83	+5% $129	+10% $175
Rate	-1.0pp $146	-0.5pp $115	base $83	+0.5pp $51	+1.0pp $18

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 Columbia St Unit D Weslaco, TX	2.0	2.0	1000	$1,050	$1.05	16d	1	1.25mi
2816 Brown St Unit B Weslaco, TX	2.0	2.0	1000	$950	$0.95	45d	1	1.27mi
1409 Beverly Ave Unit 1 Weslaco, TX	2.0	2.0	986	$1,050	$1.06	45d	1	1.33mi
1322 Beverly Ave Unit 3 Weslaco, TX	3.0	2.0	1050	$1,350	$1.29	25d	1	1.36mi
1409 San Vicente Weslaco, TX	3.0	2.0	1150	$1,250	$1.09	46d	1	1.39mi
1319 San Vicente Unit 1 Weslaco, TX	3.0	2.0	1100	$1,350	$1.23	25d	1	1.40mi

Listing history 19 events

1. 2026-06-21
   days on market $125,000 Active 83 DOM
2. 2026-06-18
   days on market $125,000 Active 80 DOM
3. 2026-06-17
   days on market $125,000 Active 79 DOM
4. 2026-06-16
   days on market $125,000 Active 78 DOM
5. 2026-06-15
   days on market $125,000 Active 77 DOM
6. 2026-06-14
   days on market $125,000 Active 75 DOM
7. 2026-06-13
   days on market $125,000 Active 74 DOM
8. 2026-06-10
   days on market $125,000 Active 72 DOM
9. 2026-06-09
   days on market $125,000 Active 71 DOM
10. 2026-06-08
    days on market $125,000 Active 70 DOM
11. 2026-06-07
    days on market $125,000 Active 69 DOM
12. 2026-06-05
    days on market $125,000 Active 66 DOM
13. 2026-06-03
    days on market $125,000 Active 65 DOM
14. 2026-06-02
    days on market $125,000 Active 64 DOM
15. 2026-06-01
    days on market $125,000 Active 63 DOM
16. 2026-05-31
    days on market $125,000 Active 62 DOM
17. 2026-05-31
    days on market $125,000 Active 61 DOM
18. 2026-05-06
    listed $1,200
19. 2026-03-30
    listed $125,000 Active 532-char remark

    Show marketing remark (532 chars)

    Charming 3 bedroom 1 bath brick home in Donna TX built on a solid slab foundation offering durability and peace of mind. This home features a convenient carport and a cozy layout that makes great use of space along with a functional kitchen perfect for everyday living. Enjoy a warm inviting feel throughout and step outside to a cozy backyard ideal for relaxing or small gatherings. With its affordable price point this home is a great opportunity for first time homeowners looking to get into the market without breaking the bank.

ⓘ 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: $1,544 · $129/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$744/yr (+$62/mo · 48.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 74% 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,969
• − Mortgage interest: −$7,002
• − Property taxes: −$1,544
• − Insurance: −$625
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − Depreciation: −$3,636
• Taxable loss: −$1,073
• Est. tax savings @ 24.0%: +$257
• After-tax cash flow: $1,258/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

-99.0% since first listed

2 events — show timeline

• 2026-05-06 Listed for Rent $1,200 MCALLENMLS
• 2026-03-30 Listed $125,000 MCALLENMLS

Property tax history

+4.4%/yr

Latest (2025): $1,544 · +7.1% YoY. Source: county tax records.