201 Creek Dr · Onalaska, TX 77360

$89,999

3 bd · 2.0 ba · 1,372 sqft · SingleFamily public records · 241 Days on market

Built 1985 Poor condition 0.26 ac lot $66/sqft · 61% below area

---

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
• Schools +4.9/10.0
• Appreciation +4.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

NEAR THE LAKE! Come and check out 201 Creek Dr! This three bedroom, two bathroom home is THE PERFECT GETAWAY destination, or even a place you can call home. It has a good size living room and a functional kitchen equipped with wooden cabinets and plenty of cooking counter space. The primary bedroom has great views of the SURROUNDING NATURE and the additional bedrooms are equally as spacious and cozy. The backyard has a LARGE PATIO DECK area you can use for entertaining family and friends. One of the many standout features of this home would have to be the views, which are amazing from the front and backyard. The property needs some repairs and is being sold AS IS but it has a lot of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• Wooden cabinets
• Surrounding nature
• Backyard patio deck

Tags

• WOODEN CABINETS
• COOKING COUNTER SPACE
• BACKYARD PATIO DECK
• SURROUNDING NATURE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $492 ($6k/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: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 2.5% 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 El (math 52% / reading 42%, grade D-, #1,006 of 4,322 statewide, top 25%, 712 students, 70% FRL); Onalaska Jr/Sr High (math 48% / reading 55%, grade D+, #478 of 1,632 statewide, top 29%, 527 students, 58% FRL).
• Market conditions: 391 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 769 units permitted in Polk County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $74 of equity ($622 loan paydown + $-548 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 241 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $41k; list at $90k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $79,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 241 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.52% ✓
• Cap rate: 12.85%
• Cash-on-cash: 23.42%
• DSCR: 2.04
• GRM: 5.5

CMA / ARV

• ARV (median comp): $231,063
• List price: $89,999
• Delta: -61.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 Harbor Dr	0.64mi	3/2.0	1,374 (+0%)	6mo	$519,900	$378	65
110 Kyle St	0.22mi	3/2.5	1,475 (+8%)	13mo	$299,990	$203	64
771 Impala Dr	0.38mi	3/2.0	1,216 (-11%)	2mo	$86,000	$71	62
200 Commanche Dr	1.10mi	2/2.0 (-1)	1,344 (-2%)	5mo	$161,000	$120	52
148 Crest Ln	0.69mi	3/2.0	1,500 (+9%)	1mo	$260,000	$173	52
899 Whisperwood Dr	0.26mi	3/2.5	1,620 (+18%)	14mo	$214,999	$133	49
508 Rals Dr	1.11mi	3/2.0	1,480 (+8%)	4mo	$150,000	$101	48
165 Magnolia Bend Ln	0.57mi	3/2.0	1,640 (+20%)	5mo	$219,900	$134	44
190 Lions Cir	0.54mi	3/1.0	1,104 (-20%)	9mo	$53,950	$49	39
139 Holly Rdg	0.65mi	3/1.0	1,120 (-18%)	6mo	$140,000	$125	35
174 Alabama	1.07mi	3/2.0	1,568 (+14%)	14mo	$97,500	$62	30
142 Pelle Cir	1.04mi	2/2.5 (-1)	1,176 (-14%)	10mo	$525,000	$446	26

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: 22.2%
• Equity multiple: 2.04×
• Total profit: $26,148
• Equity at exit: $23,427

10-year hold

• IRR: 27.0%
• Equity multiple: 3.86×
• Total profit: $72,113
• Equity at exit: $26,083

Cash invested: $25,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 17 active · 4 under contract
• Months of supply: 25.5 mo (4%/mo absorbed)
• Median asking: $235,000 ($182/sqft)
• Median days on market: 93 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -7.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77360

• Home prices YoY: -0.4%
• Active inventory: 391
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,365 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$77 /mo · $929/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $492

Break-even live

Break-even rent $743

Max offer price $89,999

Occupancy floor 59%

Sensitivity live

Price	-10% $543	-5% $517	+0% $492	+5% $466	+10% $441
Rent	-10% $384	-5% $438	+0% $492	+5% $546	+10% $600
Rate	-1.0pp $537	-0.5pp $515	base $492	+0.5pp $469	+1.0pp $445

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: $22,500
• Closing costs: $2,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 Holly Rdg Onalaska, TX	4.0	2.0	1510	$1,350	$0.89	93d	1	0.67mi
132 Broken Arrow Onalaska, TX	3.0	2.0	1000	$1,400	$1.40	93d	1	1.21mi

Listing history 50 events

1. 2026-08-08
   days on market $89,999 Active 241 DOM
2. 2026-08-07
   days on market $89,999 Active 240 DOM
3. 2026-08-06
   days on market $89,999 Active 239 DOM
4. 2026-08-05
   days on market $89,999 Active 238 DOM
5. 2026-08-04
   days on market $89,999 Active 237 DOM
6. 2026-08-03
   days on market $89,999 Active 236 DOM
7. 2026-07-31
   days on market $89,999 Active 233 DOM
8. 2026-07-29
   days on market $89,999 Active 231 DOM
9. 2026-07-27
   days on market $89,999 Active 229 DOM
10. 2026-07-25
    days on market $89,999 Active 227 DOM
11. 2026-07-23
    days on market $89,999 Active 225 DOM
12. 2026-07-22
    days on market $89,999 Active 224 DOM
13. 2026-07-21
    days on market $89,999 Active 223 DOM
14. 2026-07-18
    days on market $89,999 Active 220 DOM
15. 2026-07-16
    days on market $89,999 Active 218 DOM
16. 2026-07-16
    days on market $89,999 Active 217 DOM
17. 2026-07-14
    days on market $89,999 Active 216 DOM
18. 2026-07-13
    days on market $89,999 Active 215 DOM
19. 2026-07-12
    days on market $89,999 Active 214 DOM
20. 2026-07-11
    days on market $89,999 Active 213 DOM
21. 2026-07-10
    days on market $89,999 Active 212 DOM
22. 2026-07-09
    days on market $89,999 Active 211 DOM
23. 2026-07-08
    days on market $89,999 Active 210 DOM
24. 2026-07-07
    days on market $89,999 Active 209 DOM
25. 2026-07-06
    days on market $89,999 Active 208 DOM
26. 2026-07-05
    days on market $89,999 Active 207 DOM
27. 2026-07-04
    days on market $89,999 Active 206 DOM
28. 2026-07-03
    days on market $89,999 Active 205 DOM
29. 2026-07-02
    days on market $89,999 Active 204 DOM
30. 2026-07-01
    days on market $89,999 Active 203 DOM
31. 2026-06-30
    days on market $89,999 Active 202 DOM
32. 2026-06-29
    days on market $89,999 Active 201 DOM
33. 2026-06-28
    days on market $89,999 Active 200 DOM
34. 2026-06-28
    days on market $89,999 Active 199 DOM
35. 2026-06-27
    days on market $89,999 Active 198 DOM
36. 2026-06-26
    days on market $89,999 Active 197 DOM
37. 2026-06-23
    days on market $89,999 Active 194 DOM
38. 2026-06-21
    days on market $89,999 Active 193 DOM
39. 2026-06-19
    days on market $89,999 Active 191 DOM
40. 2026-06-18
    days on market $89,999 Active 190 DOM
41. 2026-06-17
    days on market $89,999 Active 189 DOM
42. 2026-06-16
    days on market $89,999 Active 188 DOM
43. 2026-06-15
    days on market $89,999 Active 187 DOM
44. 2026-06-14
    days on market $89,999 Active 185 DOM
45. 2026-06-13
    days on market $89,999 Active 184 DOM
46. 2026-06-10
    days on market $89,999 Active 182 DOM
47. 2026-06-09
    days on market $89,999 Active 181 DOM
48. 2026-06-08
    days on market $89,999 Active 180 DOM
49. 2026-06-07
    days on market $89,999 Active 179 DOM
50. 2026-06-05
    days on market $89,999 Active 176 DOM

ⓘ 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: $929 · $77/mo
• Projected year-2 tax: $1,647 · $137/mo
• Expected delta: +$718/yr (+$60/mo · 77.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 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: $16,385
• − Mortgage interest: −$5,041
• − Property taxes: −$929
• − Insurance: −$450
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$2,618
• Taxable income: $4,725
• Est. tax owed @ 24.0%: −$1,134
• After-tax cash flow: $4,768/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.

Condition & rehab AI · 7 photos

Poor 20/100 Extensive rehab Est. rehab $68,600–$123,480 screening

This home requires extensive repairs and updates to bring it up to a livable condition. A new roof, siding, flooring, and HVAC system would significantly increase its value.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — Significant damage to the roof structure is visible, indicating a major issue that requires immediate attention.
• Major Windows (windows) — The windows appear to be boarded up, suggesting they are not functioning and need urgent replacement or repair.
• Major Electrical (electrical) — The interior is in a state of disrepair, with exposed wiring and missing fixtures, indicating significant electrical issues that need immediate attention.
• Major Plumbing (plumbing) — The interior is in a state of disrepair, with exposed wiring and missing fixtures, indicating significant plumbing issues that need immediate attention.
• Major Exterior (exterior) — The exterior of the house is in a state of disrepair, with visible damage to the siding and structural components, indicating a major issue that needs urgent attention.

Repairs flagged

• Major roof shingles — Shingles are visibly damaged and missing
• Major siding — Siding is peeling and damaged
• Major flooring — Plank flooring is uneven and worn
• Major interior walls — Paint is peeling and walls show signs of water damage
• Major HVAC system — System appears old and in need of maintenance

Value-add opportunities

• Resale roof replacement — A new roof would significantly improve the home's appearance and value ↑
• Resale exterior siding repair and repainting — A fresh coat of paint and repairs to the siding would enhance curb appeal ↑
• Resale flooring replacement — New flooring would improve the home's overall condition and value ↑
• Resale interior wall repairs and painting — Fresh paint and repairs would improve the home's condition and appearance ↑
• Both HVAC system replacement — A new HVAC system would improve comfort and energy efficiency, benefiting both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 49/100

Zoned Schools

Elementary Onalaska El D- TX #1,006/4,322 Nat'l #14,504/41,679 High Onalaska Jr/sr High D+ TX #478/1,632 Nat'l #5,269/17,239

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

C Composite livability gradescore 60/100

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

• Census place: Onalaska, TX
• County: Polk · 51,049 people
• Population (ZIP): 6,130
• Household income: $49,004
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 18% of renters

---

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

+120.2% since first listed

7 events — show timeline

• 2026-02-19 Price Changed $89,999 HARMLS
• 2025-12-10 Listed $99,999 HARMLS
• 2023-07-31 Listing Removed — HARMLS
• 2022-08-24 Price Changed $135,999 HARMLS
• 2021-06-22 Listed $138,999 HARMLS
• 2013-01-18 Sold (Public Records) — Public Records
• 2004-09-22 Sold (Public Records) $40,879 Public Records

Property tax history

-2.5%/yr

Latest (2025): $929 · +18.2% YoY. Source: county tax records.