202 Armadillo T · Onalaska, TX 77360

$82,500

3 bd · 2.5 ba · 1,080 sqft · Manufactured public records · 165 Days on market

Built 1994 9,835 sqft lot $76/sqft · 136% above area $8/mo HOA · 1% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Welcome to this charming 2-bedroom, 2-bath home situated on a 0.20-acre lot in a peaceful, established neighborhood. This property offers a comfortable layout with well-proportioned living spaces, making it ideal for full-time living, a weekend retreat, or an investment opportunity. The open living area flows easily into the kitchen and dining space, creating a functional environment for everyday living. Both bedrooms offer good privacy, and each bathroom is conveniently located for guests or family members. Outside, the 0.20-acre lot provides room for outdoor enjoyment, gardening, or future improvements. Whether you’re looking to personalize the space or enjoy it as-is, this property offers excellent potential. Located just minutes from local amenities, Lake Livingston access points, and major conveniences, this home combines comfort, value, and location.

Key facts

• 0.20-acre lot
• Open living area
• Outdoor enjoyment

Tags

• 0.20-ACRE LOT
• OPEN LIVING AREA
• KITCHEN AND DINING SPACE
• OUTDOOR ENJOYMENT
• LAKE LIVINGSTON ACCESS POINTS
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $82k.

Deal economics

• At list price, monthly cash flow is $501 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.6% 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+, schools D.
• 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.
• Market conditions: 350 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 $68 of equity ($570 loan paydown + $-502 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 $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $72,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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. 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: 1.70% ✓
• Cap rate: 13.58%
• Cash-on-cash: 26.01%
• DSCR: 2.16
• GRM: 4.9

CMA / ARV

• ARV (median comp): $34,999
• List price: $82,500
• Delta: 135.72%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Trailwood Dr	0.22mi	3/2.0	1,216 (+13%)	0mo	$34,999	$29	66

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 25.0%
• Equity multiple: 2.18×
• Total profit: $27,189
• Equity at exit: $21,475

10-year hold

• IRR: 29.7%
• Equity multiple: 4.17×
• Total profit: $73,178
• Equity at exit: $23,910

Cash invested: $23,100 (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: 350
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,403 medium
• Mortgage (P&I): −$433
• Tax from tax record: −$132 /mo · $1,589/yr
• Insurance: −$34
• HOA: −$8
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $501

Break-even live

Break-even rent $769

Max offer price $82,500

Occupancy floor 59%

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 18 events

1. 2026-06-19
   days on market $82,500 Active 165 DOM
2. 2026-06-18
   days on market $82,500 Active 164 DOM
3. 2026-06-17
   days on market $82,500 Active 163 DOM
4. 2026-06-16
   days on market $82,500 Active 162 DOM
5. 2026-06-15
   days on market $82,500 Active 161 DOM
6. 2026-06-14
   days on market $82,500 Active 159 DOM
7. 2026-06-13
   pricedays on market $82,500 Active 158 DOM
8. 2026-06-10
   days on market $92,500 Active 156 DOM
9. 2026-06-09
   days on market $92,500 Active 155 DOM
10. 2026-06-08
    days on market $92,500 Active 154 DOM
11. 2026-06-07
    days on market $92,500 Active 153 DOM
12. 2026-06-05
    days on market $92,500 Active 150 DOM
13. 2026-06-03
    days on market $92,500 Active 149 DOM
14. 2026-06-02
    days on market $92,500 Active 148 DOM
15. 2026-06-01
    days on market $92,500 Active 147 DOM
16. 2026-05-31
    days on market $92,500 Active 146 DOM
17. 2026-05-30
    days on market $92,500 Active 145 DOM
18. 2026-01-05
    listed $92,500 Active 875-char remark

    Show marketing remark (875 chars)

    Welcome to this charming 2-bedroom, 2-bath home situated on a 0.20-acre lot in a peaceful, established neighborhood. This property offers a comfortable layout with well-proportioned living spaces, making it ideal for full-time living, a weekend retreat, or an investment opportunity. The open living area flows easily into the kitchen and dining space, creating a functional environment for everyday living. Both bedrooms offer good privacy, and each bathroom is conveniently located for guests or family members. Outside, the 0.20-acre lot provides room for outdoor enjoyment, gardening, or future improvements. Whether you’re looking to personalize the space or enjoy it as-is, this property offers excellent potential. Located just minutes from local amenities, Lake Livingston access points, and major conveniences, this home combines comfort, value, and location.

ⓘ 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: $1,589 · $132/mo
• Projected year-2 tax: $1,589 · $132/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 25 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,832
• − Mortgage interest: −$4,621
• − Property taxes: −$1,589
• − Insurance: −$412
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − HOA: −$96
• − Depreciation: −$2,400
• Taxable income: $5,020
• Est. tax owed @ 24.0%: −$1,205
• After-tax cash flow: $4,803/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

1 event — show timeline

• 2026-01-05 Listed $92,500 HARMLS

Property tax history

+9.4%/yr

Latest (2025): $1,589 · +163.7% YoY. Source: county tax records.