939 Whisperwood Dr · Onalaska, TX 77360

$169,900

3 bd · 2.0 ba · 1,248 sqft · Land · 104 Days on market

Built 2021 9,147 sqft lot $10/mo HOA · 1% of rent ↓ 7% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.6/30.0
• 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
• 1% rule +1.7/10.0
• DSCR +0.9/10.0

Listing remarks

Discover this beautiful 3-bedroom, 2-bathroom home nestled on a peaceful cul-de-sac. The spacious kitchen features a large island, upgraded fixtures, and modern appliances. It has a coffee bar for you to enjoy your cup of coffee or tea. Relax and entertain on the expansive screened patio overlooking the beautifully landscaped yard, with over $10,000 invested in landscaping and fence improvements. Situated on a large, wooded pie-shaped lot, this home offers privacy and tranquility. Plus, enjoy the convenience of a 22x30 garage with a loft for extra storage. The subdivision has a large pool, a basketball and a volleyball court as well as a club house and watercraft storage. Survey is availabl

Key facts

• Screened patio
• Wooded lot
• Large island

Tags

• CUL-DE-SAC
• LARGE ISLAND
• SCREENED PATIO
• LANDSCAPED YARD
• FENCE IMPROVEMENTS
• WOODED LOT

Property features AI

Finance

• HOA & community: Part of Twin Harbors association; Association amenities: basketball court, boat ramp, clubhouse, picnic area, pool, tennis courts; Association fee $120 annually

Exterior

• Parking: Detached 2-car garage with workshop in garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2021
• Construction: Vinyl siding; Composition roof; Block foundation
• Exterior features: Cleared lot; Cul-de-sac location; Subdivision setting; Wooded areas; Association pool

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave
• Bedrooms: Primary bedroom (First floor); Bedroom (First floor); Bedroom (First floor); Living room (First floor)
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Kitchen island; Kitchen/family room combo; Kitchen/dining combo; Living/dining room
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $170k.

Deal economics

• At list price, monthly cash flow is $-280 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (23.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (32.7% below list).
• Recommended offer: $114k (32.7% below list) — sets the bar for 1% rule.
• Cap rate 4.3% 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 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: 353 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).

Forward outlook

• In year one you build about $141 of equity ($1k loan paydown + $-1k appreciation (-0.6% local appreciation)).
• Polk County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $114,405 (32.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.67% ✗
• Cap rate: 4.31%
• Cash-on-cash: -7.07%
• DSCR: 0.69
• GRM: 12.4

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: -13.1%
• Equity multiple: 0.42×
• Total profit: $-27,603
• Equity at exit: $44,226

10-year hold

• IRR: -6.5%
• Equity multiple: 0.37×
• Total profit: $-29,920
• Equity at exit: $49,240

Cash invested: $47,572 (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: 353
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,144 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$10
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $-280

Break-even live

Break-even rent $1,499

Max offer price $129,334

Occupancy floor —

Sensitivity live

Price	-10% $-163	-5% $-222	+0% $-280	+5% $-339	+10% $-398
Rent	-10% $-371	-5% $-326	+0% $-280	+5% $-235	+10% $-190
Rate	-1.0pp $-195	-0.5pp $-237	base $-280	+0.5pp $-324	+1.0pp $-369

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Farm to Market Road 356 Unit 4 Onalaska, TX	2.0	1.0	754	$875	$1.16	46d	1	0.77mi
132 Broken Arrow Onalaska, TX	3.0	2.0	1000	$1,400	$1.40	46d	1	0.98mi

HOA detail

• Monthly dues: $10 · $120/yr
• Likely covers: waterlandscapingpool

Listing history 23 events

1. 2026-06-21
   days on market $169,900 Active 104 DOM
2. 2026-06-19
   days on market $169,900 Active 102 DOM
3. 2026-06-18
   days on market $169,900 Active 101 DOM
4. 2026-06-17
   days on market $169,900 Active 100 DOM
5. 2026-06-16
   days on market $169,900 Active 99 DOM
6. 2026-06-15
   days on market $169,900 Active 98 DOM
7. 2026-06-14
   days on market $169,900 Active 96 DOM
8. 2026-06-13
   days on market $169,900 Active 95 DOM
9. 2026-06-10
   days on market $169,900 Active 93 DOM
10. 2026-06-09
    days on market $169,900 Active 92 DOM
11. 2026-06-08
    days on market $169,900 Active 91 DOM
12. 2026-06-07
    days on market $169,900 Active 90 DOM
13. 2026-06-05
    days on market $169,900 Active 87 DOM
14. 2026-06-03
    days on market $169,900 Active 86 DOM
15. 2026-06-02
    days on market $169,900 Active 85 DOM
16. 2026-06-01
    days on market $169,900 Active 84 DOM
17. 2026-05-31
    days on market $169,900 Active 83 DOM
18. 2026-05-30
    days on market $169,900 Active 82 DOM
19. 2026-05-17
    status Active
20. 2026-05-17
    price $169,900
21. 2025-05-22
    historical
22. 2025-04-17
    price $178,500
23. 2025-03-14
    listed $182,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,729
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$1,098
• − Management: −$1,098
• − HOA: −$120
• − Depreciation: −$4,943
• Taxable loss: −$6,446
• Est. tax savings @ 24.0%: +$1,547
• After-tax cash flow: $-1,817/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

• Census place: Onalaska, TX
• 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

-6.6% since first listed

5 events — show timeline

• 2026-05-17 Relisted — HARMLS
• 2026-05-17 Price Changed $169,900 HARMLS
• 2025-05-22 Listing Removed — HARMLS
• 2025-04-17 Price Changed $178,500 HARMLS
• 2025-03-14 Listed $182,000 HARMLS

Property tax history

+5.2%/yr

Latest (2025): $301 · +0.2% YoY. Source: county tax records.