1400 Dulce St · Scissors, TX 78537

$59,000

1 bd · 1.0 ba · 624 sqft · SingleFamily public records · 91 Days on market

Built 1965 4,999 sqft lot $95/sqft · 44% below area ↓ 26% since listing

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Why this score? — see what drove the B 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• 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

Welcome to your new home in Donna! This charming, recently renovated 864 sq. ft. starter home is a fantastic opportunity to say goodbye to renting and hello to ownership. Nestled in Donna, with modern updates throughout, it’s truly move-in ready and waiting for your personal touch. Don’t let this opportunity slip away—schedule your showing today and take the first step towards calling this home!

Key facts

• 4,999 sq ft lot
• Built 1965
• Listed 91 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($792 rent vs $59k).
• Recommended offer: $54k (9.0% 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 ($408 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $9k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.34% ✓
• Cap rate: 11.16%
• Cash-on-cash: 17.38%
• DSCR: 1.77
• GRM: 6.2

CMA / ARV

• ARV (median comp): $146,288
• List price: $59,000
• Delta: -59.67%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 33.5%
• Equity multiple: 3.61×
• Total profit: $43,181
• Equity at exit: $53,152

10-year hold

• IRR: 28.9%
• Equity multiple: 8.18×
• Total profit: $118,583
• Equity at exit: $114,624

Cash invested: $16,520 (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: 6.2×

Monthly cashflow live

• Estimated rent: $792 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$53 /mo · $631/yr
• Insurance: −$25
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$166
• Net cashflow: $173

Break-even live

Break-even rent $573

Max offer price $59,000

Occupancy floor 73%

Sensitivity live

Price	-10% $206	-5% $190	+0% $173	+5% $156	+10% $139
Rent	-10% $110	-5% $142	+0% $173	+5% $204	+10% $235
Rate	-1.0pp $203	-0.5pp $188	base $173	+0.5pp $158	+1.0pp $142

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $59,000 Active 91 DOM
2. 2026-06-17
   days on market $59,000 Active 90 DOM
3. 2026-06-16
   days on market $59,000 Active 89 DOM
4. 2026-06-15
   days on market $59,000 Active 88 DOM
5. 2026-06-14
   days on market $59,000 Active 86 DOM
6. 2026-06-13
   days on market $59,000 Active 85 DOM
7. 2026-06-10
   days on market $59,000 Active 83 DOM
8. 2026-06-09
   days on market $59,000 Active 82 DOM
9. 2026-06-08
   days on market $59,000 Active 81 DOM
10. 2026-06-07
    days on market $59,000 Active 80 DOM
11. 2026-06-05
    days on market $59,000 Active 77 DOM
12. 2026-06-03
    days on market $59,000 Active 76 DOM
13. 2026-06-02
    days on market $59,000 Active 75 DOM
14. 2026-06-01
    days on market $59,000 Active 74 DOM
15. 2026-05-31
    days on market $59,000 Active 73 DOM
16. 2026-05-31
    days on market $59,000 Active 72 DOM
17. 2026-05-14
    price $59,000 416-char remark

    Show marketing remark (416 chars)

    Welcome to your new home in Donna! This charming, recently renovated 864 sq. ft. starter home is a fantastic opportunity to say goodbye to renting and hello to ownership. Nestled in Donna, with modern updates throughout, it’s truly move-in ready and waiting for your personal touch. Don’t let this opportunity slip away—schedule your showing today and take the first step towards calling this home!

18. 2026-03-19
    listed $68,000 Active 416-char remark

    Show marketing remark (416 chars)

    Welcome to your new home in Donna! This charming, recently renovated 864 sq. ft. starter home is a fantastic opportunity to say goodbye to renting and hello to ownership. Nestled in Donna, with modern updates throughout, it’s truly move-in ready and waiting for your personal touch. Don’t let this opportunity slip away—schedule your showing today and take the first step towards calling this home!

19. 2025-03-07
    listed $79,999 Active
20. 2025-02-13
    listed $79,999 Active
21. 2009-04-01
    soldstatus
22. 2008-06-20
    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: $631 · $53/mo
• Projected year-2 tax: $1,080 · $90/mo
• Expected delta: +$449/yr (+$37/mo · 71.1%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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: $9,507
• − Mortgage interest: −$3,305
• − Property taxes: −$631
• − Insurance: −$1,092
• − Repairs & maintenance: −$761
• − Management: −$761
• − Depreciation: −$1,716
• Taxable income: $1,241
• Est. tax owed @ 24.0%: −$298
• After-tax cash flow: $1,776/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

-26.2% since first listed

6 events — show timeline

• 2026-05-14 Price Changed $59,000 MCALLENMLS
• 2026-03-19 Listed $68,000 MCALLENMLS
• 2025-03-07 Listed $79,999 MCALLENMLS
• 2025-02-13 Listed $79,999 MCALLENMLS
• 2009-04-01 Sold (Public Records) — Public Records
• 2008-06-20 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $631 · +16.8% YoY. Source: county tax records.