334 Dogwood · Onalaska, TX 77360

$89,900

2 bd · 1.0 ba · 800 sqft · Manufactured public records · 33 Days on market

Built 1985 5,013 sqft lot

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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 +27.9/30.0
• DSCR +9.9/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming Lake-Area Retreat in Onalaska! Escape to the Piney Woods! Located in the desirable Yaupon Cove subdivision, 334 Dogwood St offers the perfect blend of cozy country living and lakeside recreation. This 2-bedroom, 1-bathroom home spans an efficient and easy-to-maintain 800 sq. ft. , making it an ideal starter home, weekend getaway, or investment property.

Key facts

• Lake-area retreat
• 5,013 sq ft lot
• Built 1985

Tags

• LAKE-AREA RETREAT
• YAUPON COVE SUBDIVISION

Property features AI

Finance

• Other: Annual taxes reported (2025)
• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1985
• Construction: 800 total building area
• Exterior features: Lot about 0.115 acre (5,015 sq ft); Lot described as Other

Interior

• Bedrooms: Primary bedroom on the first floor (approx. 11 x 11); Second bedroom on the first floor (approx. 11 x 11)
• Bathrooms: 1 full bathroom
• Heating & cooling: Window-unit cooling
• Interior features: Two total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 2.8% in Onalaska — 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 60/100 on livability (#1,055 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D+, amenities F.
• Onalaska ISD (rural): math 50% / reading 48% proficiency, ranked #213 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Onalaska Jr/Sr High (math 48% / reading 55%, grade D+, #478 of 1,632 statewide, top 29%, 527 students, 58% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 352 active listings in the ZIP; 769 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $75 of equity ($622 loan paydown + $-547 appreciation (-0.6% local appreciation)).
• Polk County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.6% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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.
• Current owner paid $24k; list at $90k implies a 275% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% 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 $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.28% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.23%
• DSCR: 1.59
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.8%
• Equity multiple: 1.50×
• Total profit: $12,524
• Equity at exit: $23,402

10-year hold

• IRR: 16.4%
• Equity multiple: 2.70×
• Total profit: $42,759
• Equity at exit: $26,055

Cash invested: $25,172 (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 77360

• Home prices YoY: -0.4%
• Active inventory: 352
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,152 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$124 /mo · $1,489/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $277

Break-even live

Break-even rent $801

Max offer price $89,900

Occupancy floor 71%

Sensitivity live

Price	-10% $328	-5% $303	+0% $277	+5% $252	+10% $227
Rent	-10% $186	-5% $232	+0% $277	+5% $323	+10% $368
Rate	-1.0pp $323	-0.5pp $300	base $277	+0.5pp $254	+1.0pp $230

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $89,900 Active 33 DOM
2. 2026-06-19
   days on market $89,900 Active 31 DOM
3. 2026-06-18
   days on market $89,900 Active 30 DOM
4. 2026-06-17
   days on market $89,900 Active 29 DOM
5. 2026-06-16
   days on market $89,900 Active 28 DOM
6. 2026-06-15
   days on market $89,900 Active 27 DOM
7. 2026-06-14
   days on market $89,900 Active 25 DOM
8. 2026-06-13
   days on market $89,900 Active 24 DOM
9. 2026-06-10
   days on market $89,900 Active 22 DOM
10. 2026-06-09
    days on market $89,900 Active 21 DOM
11. 2026-06-08
    days on market $89,900 Active 20 DOM
12. 2026-06-07
    days on market $89,900 Active 19 DOM
13. 2026-06-05
    days on market $89,900 Active 16 DOM
14. 2026-06-03
    days on market $89,900 Active 15 DOM
15. 2026-06-02
    days on market $89,900 Active 14 DOM
16. 2026-06-01
    days on market $89,900 Active 13 DOM
17. 2026-05-31
    days on market $89,900 Active 12 DOM
18. 2026-05-30
    days on market $89,900 Active 11 DOM
19. 2026-05-19
    listed $89,900 Active
20. 2022-02-07
    price $900
21. 2021-01-18
    historical
22. 2020-11-23
    listed $94,400
23. 2006-08-31
    soldstatus $24,000

ⓘ 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: $1,489 · $124/mo
• Projected year-2 tax: $1,645 · $137/mo
• Expected delta: +$156/yr (+$13/mo · 10.5%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $13,830
• − Mortgage interest: −$5,036
• − Property taxes: −$1,489
• − Insurance: −$450
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$2,615
• Taxable income: $2,027
• Est. tax owed @ 24.0%: −$486
• After-tax cash flow: $2,843/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: Onalaska ISD
• NCES district ID: 4833690
• Math proficiency: 50% ▼ -10.00%
• Reading proficiency: 48% ▼ -1.00%
• Median HH income: $38,882
• Composite: 40.91/100
• National rank: #3616
• State rank: #213 of 826 in TX

Livability — Onalaska

• Score: 60/100
• State rank: #1055
• US rank: #18716

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,130

Population outlook (Polk County) Hauer SSP2

• Today (2025): 51,049 people
• By 2030: 53,243 · +4.3%
• By 2040: 56,528 · +10.7%
• By 2050: 59,243 · +16.1%
• By 2075: 63,528 · +24.4%
• By 2100: 60,376 · +18.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 10% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 4% Italian 2% Romanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+58.9) · D 20.2% · R 79.1%
• 2008→2024 swing: -21.7pp toward R · 2008: -37.2pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+54.5 2016: R+56.5 2012: R+48.2 2008: R+37.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.61%
• Current HPI: 150.9486
• 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

+274.6% since first listed

5 events — show timeline

• 2026-05-19 Listed $89,900 HARMLS
• 2022-02-07 Price Changed $900 RENT.
• 2021-01-18 Listing Removed — HARMLS
• 2020-11-23 Listed $94,400 HARMLS
• 2006-08-31 Sold (Public Records) $24,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,489 · +10.7% YoY. Source: county tax records.