132 Hackberry Cove Ln · Onalaska, TX 77360

$165,000

3 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 104 Days on market

Built 1990 0.35 ac lot $153/sqft · 46% above area Est $113k · 46% over $17/mo HOA · 1% of rent

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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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• 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 +0.0/15.0

Listing remarks MLS

This beautiful home has been FULLY remodeled and thoughtfully updated throughout. Major upgrades include new siding, three layers of roof protection, a tankless hot water heater, new electrical panel and wiring, new ductwork, PEX plumbing, and all new windows and doors. Inside, you’ll find brand-new flooring, cabinetry, and a charming kitchen with an island that opens to the living area, creating a bright and welcoming space perfect for gathering. Step outside to enjoy the fantastic outdoor grilling and entertaining area, ideal for relaxing with family and friends. The home sits on two high-elevation lots, offering plenty of room for additional storage, outdoor activities, or even a future swimming pool. Located in a desirable lake-access community, homeowners enjoy exclusive access to the neighborhood boat ramp and lake privileges. This inviting home features 3 bedrooms and 2 full bathrooms, making it the perfect lake-area retreat or full-time residence.

Key facts

• Fully remodeled
• New siding
• Pex plumbing

Tags

• FULLY REMODELED
• NEW SIDING
• TANKLESS HOT WATER HEATER
• NEW ELECTRICAL PANEL
• NEW DUCTWORK
• PEX PLUMBING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $539 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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+, 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: 352 active listings in the ZIP; 1 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 $137 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.
• At projected returns (-0.6% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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, 98% 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 $150,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.21% ✓
• Cap rate: 10.21%
• Cash-on-cash: 14.01%
• DSCR: 1.62
• GRM: 6.9

CMA / ARV

• ARV (median comp): $113,065
• List price: $165,000
• Delta: 45.93%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
229 E Yaupon Oak	0.16mi	2/2.0 (-1)	1,216 (+13%)	4mo	$119,500	$98	63
227 Cottonwood	0.28mi	3/2.0	1,216 (+13%)	7mo	$98,500	$81	60
122 Read Oak	0.63mi	3/2.0	1,152 (+7%)	8mo	$339,900	$295	53

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: 11.6%
• Equity multiple: 1.54×
• Total profit: $24,824
• Equity at exit: $42,951

10-year hold

• IRR: 17.2%
• Equity multiple: 2.78×
• Total profit: $82,236
• Equity at exit: $47,820

Cash invested: $46,200 (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 →

ZIP-level market 77360

• Home prices YoY: -0.4%
• Active inventory: 352
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$90 /mo · $1,077/yr
• Insurance: −$69
• HOA: −$17
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $539

Break-even live

Break-even rent $1,317

Max offer price $165,000

Occupancy floor 68%

Sensitivity live

Price	-10% $633	-5% $586	+0% $539	+5% $493	+10% $446
Rent	-10% $381	-5% $460	+0% $539	+5% $618	+10% $697
Rate	-1.0pp $622	-0.5pp $581	base $539	+0.5pp $496	+1.0pp $453

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
947 Yaupon Cove Dr Onalaska, TX	4.0	2.0	1170	$2,000	$1.71	13d	1	0.16mi

HOA detail

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

Listing history 32 events

1. 2026-06-21
   days on market $165,000 Active 104 DOM
2. 2026-06-19
   days on market $165,000 Active 102 DOM
3. 2026-06-18
   days on market $165,000 Active 101 DOM
4. 2026-06-17
   days on market $165,000 Active 100 DOM
5. 2026-06-16
   days on market $165,000 Active 99 DOM
6. 2026-06-15
   days on market $165,000 Active 98 DOM
7. 2026-06-14
   days on market $165,000 Active 96 DOM
8. 2026-06-13
   days on market $165,000 Active 95 DOM
9. 2026-06-10
   days on market $165,000 Active 93 DOM
10. 2026-06-09
    days on market $165,000 Active 92 DOM
11. 2026-06-08
    days on market $165,000 Active 91 DOM
12. 2026-06-07
    days on market $165,000 Active 90 DOM
13. 2026-06-05
    days on market $165,000 Active 87 DOM
14. 2026-06-03
    days on market $165,000 Active 86 DOM
15. 2026-06-02
    days on market $165,000 Active 85 DOM
16. 2026-06-01
    days on market $165,000 Active 84 DOM
17. 2026-05-31
    days on market $165,000 Active 83 DOM
18. 2026-05-30
    days on market $165,000 Active 82 DOM
19. 2026-03-09
    listed $165,000 Active 978-char remark

    Show marketing remark (978 chars)

    This beautiful home has been FULLY remodeled and thoughtfully updated throughout. Major upgrades include new siding, three layers of roof protection, a tankless hot water heater, new electrical panel and wiring, new ductwork, PEX plumbing, and all new windows and doors. Inside, you’ll find brand-new flooring, cabinetry, and a charming kitchen with an island that opens to the living area, creating a bright and welcoming space perfect for gathering. Step outside to enjoy the fantastic outdoor grilling and entertaining area, ideal for relaxing with family and friends. The home sits on two high-elevation lots, offering plenty of room for additional storage, outdoor activities, or even a future swimming pool. Located in a desirable lake-access community, homeowners enjoy exclusive access to the neighborhood boat ramp and lake privileges. This inviting home features 3 bedrooms and 2 full bathrooms, making it the perfect lake-area retreat or full-time residence.

20. 2025-06-18
    price $149,900
21. 2024-12-22
    listed $159,900 Active
22. 2024-11-27
    historical
23. 2024-11-07
    price $159,000
24. 2024-08-01
    price $175,000
25. 2024-07-03
    price $189,000
26. 2024-05-27
    listed $200,000 Active
27. 2023-01-30
    soldstatus Sold
28. 2023-01-30
    soldstatus
29. 2023-01-10
    status Pending
30. 2022-11-03
    price $38,650
31. 2022-09-13
    listed $52,000 Active
32. 2008-09-30
    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: $1,077 · $90/mo
• Projected year-2 tax: $3,020 · $252/mo
• Expected delta: +$1,943/yr (+$162/mo · 180.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $24,000
• − Mortgage interest: −$9,243
• − Property taxes: −$1,077
• − Insurance: −$825
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − HOA: −$204
• − Depreciation: −$4,800
• Taxable income: $4,012
• Est. tax owed @ 24.0%: −$963
• After-tax cash flow: $5,508/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

+217.3% since first listed

14 events — show timeline

• 2026-03-09 Listed $165,000 HARMLS
• 2025-06-18 Price Changed $149,900 Deep East Texas MLS
• 2024-12-22 Listed $159,900 Deep East Texas MLS
• 2024-11-27 Listing Removed — HARMLS
• 2024-11-07 Price Changed $159,000 HARMLS
• 2024-08-01 Price Changed $175,000 HARMLS
• 2024-07-03 Price Changed $189,000 HARMLS
• 2024-05-27 Listed $200,000 HARMLS
• 2023-01-30 Sold (Public Records) — Public Records
• 2023-01-30 Sold (MLS) — HARMLS
• 2023-01-10 Pending — HARMLS
• 2022-11-03 Price Changed $38,650 HARMLS
• 2022-09-13 Listed $52,000 HARMLS
• 2008-09-30 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,077 · +19.2% YoY. Source: county tax records.