152 Lions Cir · Onalaska, TX 77360

$110,000

3 bd · 2.0 ba · 1,704 sqft · Manufactured public records · 56 Days on market

Built 1984 0.32 ac lot $65/sqft · 39% below area Est $180k · 39% under $34/mo HOA · 3% 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 +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +7.3/10.0
• 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

Listing remarks

Great opportunity in Onalaska near Lake Livingston. This 3 bedroom, 2 bathroom home sits on two parcels totaling approx. 14,056 sq ft (. 32 acres). Features include a detached garage and a spacious lot offering privacy and room to improve. Home needs TLC but has strong potential as a full-time residence or weekend retreat. Community amenities include a private boat ramp, pool, and playground. Ideal for fishing, boating, and outdoor recreation. Contact listing agent today and schedule a showing!

Key facts

• 0.32 acre lot
• 2 garage spots
• Built 1984

Property features AI

Finance

• HOA & community: Impala Woods association with a $34 monthly fee

Exterior

• Parking: Detached garage; 2 garage spaces
• Utilities: Public sewer
• Home design: Residential property; Single-level living (first-floor main rooms)
• Construction: Built in 1984; Aluminum and wood siding; Block foundation; Composition roof
• Exterior features: Subdivision lot; Additional parcel(s) included

Interior

• Bedrooms: Primary bedroom on the first floor (approx. 10 x 10); Two additional first-floor bedrooms (each approx. 9 x 9)
• Bathrooms: 2 full bathrooms
• Interior features: Living room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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+, 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 Jr/Sr High (math 48% / reading 55%, grade D+, #478 of 1,632 statewide, top 29%, 527 students, 58% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 350 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 $92 of equity ($761 loan paydown + $-669 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 56 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.23% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.56%
• DSCR: 1.34
• GRM: 6.8

CMA / ARV

• ARV (median comp): $179,900
• List price: $110,000
• Delta: -38.85%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
313 Impala Dr	0.57mi	3/2.0	1,456 (-15%)	5mo	$179,900	$124	44

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: 4.4%
• Equity multiple: 1.20×
• Total profit: $6,118
• Equity at exit: $28,634

10-year hold

• IRR: 10.4%
• Equity multiple: 2.06×
• Total profit: $32,613
• Equity at exit: $31,880

Cash invested: $30,800 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$216 /mo · $2,590/yr
• Insurance: −$46
• HOA: −$34
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $194

Break-even live

Break-even rent $1,104

Max offer price $110,000

Occupancy floor 81%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 Holly Rdg Onalaska, TX	4.0	2.0	1510	$1,350	$0.89	43d	1	0.45mi

HOA detail

• Monthly dues: $34 · $408/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-19
   days on market $110,000 Active 56 DOM
2. 2026-06-18
   days on market $110,000 Active 55 DOM
3. 2026-06-17
   days on market $110,000 Active 54 DOM
4. 2026-06-16
   days on market $110,000 Active 53 DOM
5. 2026-06-15
   days on market $110,000 Active 52 DOM
6. 2026-06-14
   days on market $110,000 Active 50 DOM
7. 2026-06-13
   days on market $110,000 Active 49 DOM
8. 2026-06-10
   days on market $110,000 Active 47 DOM
9. 2026-06-09
   days on market $110,000 Active 46 DOM
10. 2026-06-08
    days on market $110,000 Active 45 DOM
11. 2026-06-07
    days on market $110,000 Active 44 DOM
12. 2026-06-05
    days on market $110,000 Active 41 DOM
13. 2026-06-03
    days on market $110,000 Active 40 DOM
14. 2026-06-02
    days on market $110,000 Active 39 DOM
15. 2026-06-01
    days on market $110,000 Active 38 DOM
16. 2026-05-31
    days on market $110,000 Active 37 DOM
17. 2026-05-30
    days on market $110,000 Active 36 DOM
18. 2026-04-24
    listed $110,000 Active 498-char remark

ⓘ 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: $2,590 · $216/mo
• Projected year-2 tax: $2,590 · $216/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 3/10 Moderate
• 🌡 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: $16,200
• − Mortgage interest: −$6,162
• − Property taxes: −$2,590
• − Insurance: −$550
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − HOA: −$408
• − Depreciation: −$3,200
• Taxable income: $698
• Est. tax owed @ 24.0%: −$168
• After-tax cash flow: $2,160/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

1 event — show timeline

• 2026-04-24 Listed $110,000 HARMLS

Property tax history

+10.7%/yr

Latest (2025): $2,590 · +20.2% YoY. Source: county tax records.