143 N Oak Lee Dr · Onalaska, TX 77360

$109,000

2 bd · 2.0 ba · 800 sqft · Manufactured public records · 113 Days on market

Built 1981 0.30 ac lot $136/sqft · 15% above area Est $95k · 15% over

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Why this score? — see what drove the C- 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 +23.3/30.0
• DSCR +7.5/10.0
• 1% rule +5.6/10.0
• 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
• ARV discount +0.8/15.0

Listing remarks MLS

This single-family home is located at 143 N Oak Lee Dr, Onalaska, TX. This property has 3 bedrooms, 2 bathrooms and approximately 800 sqft of floor space. This property has a lot size of 0.30 acres and was built in 1981.

Key facts

• 0.3 acre lot
• Built 1981
• Listed 112 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $109k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $99k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 $91 of equity ($754 loan paydown + $-663 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 $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 5 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,190 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.06% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.84%
• DSCR: 1.35
• GRM: 7.9

CMA / ARV

• ARV (median comp): $94,891
• List price: $109,000
• Delta: 14.87%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 4.6%
• Equity multiple: 1.21×
• Total profit: $6,421
• Equity at exit: $28,374

10-year hold

• IRR: 10.5%
• Equity multiple: 2.08×
• Total profit: $32,822
• Equity at exit: $31,590

Cash invested: $30,520 (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 77360

• Home prices YoY: -0.4%
• Active inventory: 350
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,152 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$94 /mo · $1,128/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $199

Break-even live

Break-even rent $900

Max offer price $109,000

Occupancy floor 78%

Sensitivity live

Price	-10% $261	-5% $230	+0% $199	+5% $169	+10% $138
Rent	-10% $108	-5% $154	+0% $199	+5% $245	+10% $290
Rate	-1.0pp $254	-0.5pp $227	base $199	+0.5pp $171	+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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-19
   days on market $109,000 Active 113 DOM
2. 2026-06-18
   days on market $109,000 Active 112 DOM
3. 2026-06-17
   days on market $109,000 Active 111 DOM
4. 2026-06-16
   days on market $109,000 Active 110 DOM
5. 2026-06-15
   days on market $109,000 Active 109 DOM
6. 2026-06-14
   days on market $109,000 Active 107 DOM
7. 2026-06-13
   days on market $109,000 Active 106 DOM
8. 2026-06-10
   days on market $109,000 Active 104 DOM
9. 2026-06-09
   days on market $109,000 Active 103 DOM
10. 2026-06-08
    days on market $109,000 Active 102 DOM
11. 2026-06-07
    days on market $109,000 Active 101 DOM
12. 2026-06-05
    days on market $109,000 Active 98 DOM
13. 2026-06-03
    days on market $109,000 Active 97 DOM
14. 2026-06-02
    days on market $109,000 Active 96 DOM
15. 2026-06-01
    days on market $109,000 Active 95 DOM
16. 2026-05-31
    days on market $109,000 Active 94 DOM
17. 2026-05-30
    days on market $109,000 Active 93 DOM
18. 2026-02-26
    listed $109,000 Active 220-char remark

    Show marketing remark (220 chars)

    This single-family home is located at 143 N Oak Lee Dr, Onalaska, TX. This property has 3 bedrooms, 2 bathrooms and approximately 800 sqft of floor space. This property has a lot size of 0.30 acres and was built in 1981.

19. 2026-01-01
    historical
20. 2025-05-18
    price $100,000
21. 2025-02-07
    listed $109,000 Active
22. 2025-01-31
    historical
23. 2024-07-02
    listed $109,000 Active
24. 2022-05-19
    soldstatus
25. 2021-12-31
    historical
26. 2021-06-26
    listed $87,000 Active
27. 2020-12-31
    historical
28. 2020-06-22
    listed $79,000
29. 2018-10-29
    soldstatus
30. 2013-03-20
    soldstatus
31. 2012-02-07
    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: $1,128 · $94/mo
• Projected year-2 tax: $1,995 · $166/mo
• Expected delta: +$866/yr (+$72/mo · 76.8%)

ⓘ 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 · 24 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: −$6,106
• − Property taxes: −$1,128
• − Insurance: −$545
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$3,171
• Taxable income: $667
• Est. tax owed @ 24.0%: −$160
• After-tax cash flow: $2,233/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

+38.0% since first listed

14 events — show timeline

• 2026-02-26 Listed $109,000 HARMLS
• 2026-01-01 Listing Removed — HARMLS
• 2025-05-18 Price Changed $100,000 HARMLS
• 2025-02-07 Listed $109,000 HARMLS
• 2025-01-31 Listing Removed — HARMLS
• 2024-07-02 Listed $109,000 HARMLS
• 2022-05-19 Sold (Public Records) — Public Records
• 2021-12-31 Listing Removed — HARMLS
• 2021-06-26 Listed $87,000 HARMLS
• 2020-12-31 Listing Removed — HARMLS
• 2020-06-22 Listed $79,000 HARMLS
• 2018-10-29 Sold (Public Records) — Public Records
• 2013-03-20 Sold (Public Records) — Public Records
• 2012-02-07 Sold (Public Records) — Public Records

Property tax history

-2.8%/yr

Latest (2025): $1,128 · +7.3% YoY. Source: county tax records.