220 Ramp Way · Onalaska, TX 75862

$30,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 39 Days on market

Built 1975 5,902 sqft lot $21/sqft · 83% below area $17/mo HOA · 1% of rent ↓ 37% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.7/10.0
• Schools +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

3 bedroom, 2 bath mobile home with add-ons located in Camp Branch Acres with beautiful water views of Lake Livingston. With a boat ramp just around the corner, this property is a fisherman's dream. This property offers plenty of potential for someone looking to make it their own. Bring your ideas and remodel this home to fit your style and needs while enjoying peaceful lake area living. Great opportunity for a weekend retreat, investment property, or full-time residence near the water!

Key facts

• Water views
• Investment property
• Boat ramp

Tags

• WATER VIEWS
• BOAT RAMP
• INVESTMENT PROPERTY

Property features AI

Finance

• Other: Has view
• HOA & community: Camp Branch Acres association with an annual fee of $200

Exterior

• Parking: Attached carport; 1-car carport
• Utilities: Public water; Septic tank sewer
• Home design: Residential property; Built in 1975; Block foundation
• Construction: Aluminum and wood siding
• Exterior features: Subdivision setting with views; Metal roof

Interior

• Bedrooms: Three bedrooms, all on the first floor (including a primary bedroom)
• Bathrooms: Two full bathrooms
• Heating & cooling: Space heater for heating; Window unit(s) for cooling
• Interior features: 3 total rooms; First-floor living

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $832 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 39.6% vs local median 2.9% 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.
• Groveton ISD (rural): math 45% / reading 46% proficiency, ranked #281 of 826 in TX (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Groveton J H-H S (math 50% / reading 49%, grade D, #509 of 1,632 statewide, top 34%, 428 students, 62% FRL).
• Market conditions: 468 active listings in the ZIP; 1 units permitted in Trinity County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $52 of equity ($207 loan paydown + $-155 appreciation (-0.5% local appreciation)).
• Trinity County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $29,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 4.44% ✓
• Cap rate: 39.57%
• Cash-on-cash: 118.86%
• DSCR: 6.29
• GRM: 1.9

CMA / ARV

• ARV (median comp): $181,395
• List price: $30,000
• Delta: -73.81%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-0.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.12×
• Total profit: $51,423
• Equity at exit: $7,944

10-year hold

• IRR: —
• Equity multiple: 14.84×
• Total profit: $116,269
• Equity at exit: $8,956

Cash invested: $8,400 (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 75862

• Home prices YoY: -0.3%
• Active inventory: 468
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,332 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$33 /mo · $402/yr
• Insurance: −$12
• HOA: −$17
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $832

Break-even live

Break-even rent $279

Max offer price $30,000

Occupancy floor 33%

Sensitivity live

Price	-10% $849	-5% $841	+0% $832	+5% $824	+10% $815
Rent	-10% $727	-5% $779	+0% $832	+5% $885	+10% $937
Rate	-1.0pp $847	-0.5pp $840	base $832	+0.5pp $824	+1.0pp $816

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: water

Listing history 20 events

1. 2026-06-19
   days on market $30,000 Active 39 DOM
2. 2026-06-18
   days on market $30,000 Active 38 DOM
3. 2026-06-17
   days on market $30,000 Active 37 DOM
4. 2026-06-17
   price $30,000 Active 36 DOM
5. 2026-06-16
   days on market $47,500 Active 36 DOM
6. 2026-06-15
   status $47,500 Active 35 DOM
7. 2026-06-15
   days on market $47,500 Pending 35 DOM
8. 2026-06-14
   days on market $47,500 Pending 33 DOM
9. 2026-06-13
   statusdays on market $47,500 Pending 32 DOM
10. 2026-06-10
    days on market $47,500 Active 30 DOM
11. 2026-06-09
    days on market $47,500 Active 29 DOM
12. 2026-06-08
    days on market $47,500 Active 28 DOM
13. 2026-06-07
    days on market $47,500 Active 27 DOM
14. 2026-06-05
    days on market $47,500 Active 24 DOM
15. 2026-06-02
    days on market $47,500 Active 22 DOM
16. 2026-06-01
    days on market $47,500 Active 21 DOM
17. 2026-05-31
    days on market $47,500 Active 20 DOM
18. 2026-05-30
    days on market $47,500 Active 19 DOM
19. 2026-05-11
    listed $47,500 Active 490-char remark
20. 2007-10-29
    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: $402 · $33/mo
• Projected year-2 tax: $549 · $46/mo
• Expected delta: +$147/yr (+$12/mo · 36.7%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 25 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: $15,985
• − Mortgage interest: −$1,680
• − Property taxes: −$402
• − Insurance: −$150
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − HOA: −$204
• − Depreciation: −$873
• Taxable income: $10,119
• Est. tax owed @ 24.0%: −$2,428
• After-tax cash flow: $7,556/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: Groveton ISD
• NCES district ID: 4821900
• Math proficiency: 45% ▼ -2.00%
• Reading proficiency: 46% ▲ 1.00%
• Median HH income: $36,375
• Composite: 37.76/100
• National rank: #4348
• State rank: #281 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): 10,030

Population outlook (Trinity County) Hauer SSP2

• Today (2025): 13,746 people
• By 2030: 13,333 · -3.0%
• By 2040: 12,542 · -8.8%
• By 2050: 11,942 · -13.1%
• By 2075: 10,871 · -20.9%
• By 2100: 9,784 · -28.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 12% Black 10% Two or more races 7%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 3% Serbian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 9% French/Haitian/Cajun 2%

Political lean MEDSL · Trinity

• 2024 margin: Solid R (+67.0) · D 16.2% · R 83.2%
• 2008→2024 swing: -31.3pp toward R · 2008: -35.7pp · 2024: -67.0pp
• All cycles: 2024: R+67.0 2020: R+61.3 2016: R+59.9 2012: R+46.9 2008: R+35.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.52%
• Current HPI: 174.6638
• 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

-36.8% since first listed

5 events — show timeline

• 2026-06-16 Price Changed $30,000 HARMLS
• 2026-06-15 Relisted — HARMLS
• 2026-06-12 Pending — HARMLS
• 2026-05-11 Listed $47,500 HARMLS
• 2007-10-29 Sold (Public Records) — Public Records

Property tax history

+0.8%/yr

Latest (2025): $402 · -21.0% YoY. Source: county tax records.