771 Impala Dr · Onalaska, TX 77360

$86,000

3 bd · 2.0 ba · 1,216 sqft · SingleFamily · 366 Days on market

Built 2000 2,038 sqft lot $71/sqft · 65% below area $19/mo HOA · 2% 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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• 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 MLS

Located in the peaceful Impala Woods community near Lake Livingston, this property offers a 6,120 sq ft lot in a desirable lakeside setting. Mobile home has been tastefully remodeled. Enjoy the charm of Onalaska living with access to nearby outdoor recreation, boating, fishing, and the natural beauty of East Texas. Positioned just off Hwy 190, this lot combines neighborhood appeal with convenient access to local shops, dining, and lakefront amenities—ideal for those seeking a relaxing environment with small-town character.

Key facts

• Lake livingston
• Boating
• Outdoor recreation

Tags

• LAKE LIVINGSTON
• OUTDOOR RECREATION
• BOATING
• FISHING
• LAKEFRONT AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $76k (12.0% 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+, 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 $72 of equity ($595 loan paydown + $-523 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 366 days — a 12% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $28k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $75,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 366 days. Have you received any prior offers? Is the seller open to a 12% 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.32% ✓
• Cap rate: 10.21%
• Cash-on-cash: 13.99%
• DSCR: 1.62
• GRM: 6.3

CMA / ARV

• ARV (median comp): $243,239
• List price: $86,000
• Delta: -64.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
190 Lions Cir	0.21mi	3/1.0	1,104 (-9%)	7mo	$53,950	$49	65
432 Parkview Dr	0.32mi	3/2.0	1,096 (-10%)	9mo	$199,900	$182	61
139 Holly Rdg	0.52mi	3/1.0	1,120 (-8%)	5mo	$140,000	$125	54
420 Parkview Dr	0.30mi	3/1.0	1,152 (-5%)	22mo	$149,000	$129	54
500 Moose Dr	0.26mi	2/1.5 (-1)	1,047 (-14%)	14mo	$175,000	$167	46
160 E Houston Ave	0.62mi	2/1.5 (-1)	1,157 (-5%)	19mo	$175,000	$151	40
256 Old Highway 356	0.67mi	2/1.0 (-1)	1,064 (-12%)	21mo	$110,000	$103	21

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: 11.7%
• Equity multiple: 1.54×
• Total profit: $12,962
• Equity at exit: $22,386

10-year hold

• IRR: 17.2%
• Equity multiple: 2.79×
• Total profit: $43,038
• Equity at exit: $24,924

Cash invested: $24,080 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,132 medium
• Mortgage (P&I): −$451
• Tax est. 1.5%: −$108 /mo · $1,290/yr
• Insurance: −$36
• HOA: −$19
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $281

Break-even live

Break-even rent $776

Max offer price $86,000

Occupancy floor 70%

Sensitivity live

Price	-10% $340	-5% $310	+0% $281	+5% $251	+10% $221
Rent	-10% $191	-5% $236	+0% $281	+5% $325	+10% $370
Rate	-1.0pp $324	-0.5pp $303	base $281	+0.5pp $258	+1.0pp $236

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: $21,500
• Closing costs: $2,580
• 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	45d	1	0.75mi
132 Broken Arrow Onalaska, TX	3.0	2.0	1000	$1,400	$1.40	45d	1	1.04mi

HOA detail

• Monthly dues: $19 · $228/yr

Listing history 10 events

1. 2026-05-11
   price $86,000 534-char remark

   Show marketing remark (534 chars)

   Located in the peaceful Impala Woods community near Lake Livingston, this property offers a 6,120 sq ft lot in a desirable lakeside setting. Mobile home has been tastefully remodeled. Enjoy the charm of Onalaska living with access to nearby outdoor recreation, boating, fishing, and the natural beauty of East Texas. Positioned just off Hwy 190, this lot combines neighborhood appeal with convenient access to local shops, dining, and lakefront amenities—ideal for those seeking a relaxing environment with small-town character.

2. 2025-08-14
   price $79,900 534-char remark

   Show marketing remark (534 chars)

   Located in the peaceful Impala Woods community near Lake Livingston, this property offers a 6,120 sq ft lot in a desirable lakeside setting. Mobile home has been tastefully remodeled. Enjoy the charm of Onalaska living with access to nearby outdoor recreation, boating, fishing, and the natural beauty of East Texas. Positioned just off Hwy 190, this lot combines neighborhood appeal with convenient access to local shops, dining, and lakefront amenities—ideal for those seeking a relaxing environment with small-town character.

3. 2025-07-01
   price $89,900 534-char remark

   Show marketing remark (534 chars)

   Located in the peaceful Impala Woods community near Lake Livingston, this property offers a 6,120 sq ft lot in a desirable lakeside setting. Mobile home has been tastefully remodeled. Enjoy the charm of Onalaska living with access to nearby outdoor recreation, boating, fishing, and the natural beauty of East Texas. Positioned just off Hwy 190, this lot combines neighborhood appeal with convenient access to local shops, dining, and lakefront amenities—ideal for those seeking a relaxing environment with small-town character.

4. 2025-06-19
   price $109,900 534-char remark

   Show marketing remark (534 chars)

   Located in the peaceful Impala Woods community near Lake Livingston, this property offers a 6,120 sq ft lot in a desirable lakeside setting. Mobile home has been tastefully remodeled. Enjoy the charm of Onalaska living with access to nearby outdoor recreation, boating, fishing, and the natural beauty of East Texas. Positioned just off Hwy 190, this lot combines neighborhood appeal with convenient access to local shops, dining, and lakefront amenities—ideal for those seeking a relaxing environment with small-town character.

5. 2025-05-21
   listed $114,000 Active 534-char remark

   Show marketing remark (534 chars)

   Located in the peaceful Impala Woods community near Lake Livingston, this property offers a 6,120 sq ft lot in a desirable lakeside setting. Mobile home has been tastefully remodeled. Enjoy the charm of Onalaska living with access to nearby outdoor recreation, boating, fishing, and the natural beauty of East Texas. Positioned just off Hwy 190, this lot combines neighborhood appeal with convenient access to local shops, dining, and lakefront amenities—ideal for those seeking a relaxing environment with small-town character.

6. 2023-03-06
   soldstatus Sold 266-char remark

   Show marketing remark (266 chars)

   Investors - this property has been a rental and with some minor repairs could be a great one to rent out! It needs flooring and possibly subflooring in some areas. Other easy, cosmetic repairs are needed. Subdivision has a pool, boat launch, and a neighborhood park.

7. 2023-02-06
   status Pending 266-char remark

   Show marketing remark (266 chars)

   Investors - this property has been a rental and with some minor repairs could be a great one to rent out! It needs flooring and possibly subflooring in some areas. Other easy, cosmetic repairs are needed. Subdivision has a pool, boat launch, and a neighborhood park.

8. 2023-01-29
   status Option Pending 266-char remark

   Show marketing remark (266 chars)

   Investors - this property has been a rental and with some minor repairs could be a great one to rent out! It needs flooring and possibly subflooring in some areas. Other easy, cosmetic repairs are needed. Subdivision has a pool, boat launch, and a neighborhood park.

9. 2023-01-04
   price $57,000 266-char remark

   Show marketing remark (266 chars)

   Investors - this property has been a rental and with some minor repairs could be a great one to rent out! It needs flooring and possibly subflooring in some areas. Other easy, cosmetic repairs are needed. Subdivision has a pool, boat launch, and a neighborhood park.

10. 2022-12-28
    listed $67,000 Active 266-char remark

    Show marketing remark (266 chars)

    Investors - this property has been a rental and with some minor repairs could be a great one to rent out! It needs flooring and possibly subflooring in some areas. Other easy, cosmetic repairs are needed. Subdivision has a pool, boat launch, and a neighborhood park.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 24 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: $13,581
• − Mortgage interest: −$4,817
• − Property taxes: −$1,290
• − Insurance: −$430
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − HOA: −$228
• − Depreciation: −$2,502
• Taxable income: $2,140
• Est. tax owed @ 24.0%: −$514
• After-tax cash flow: $2,855/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

+28.4% since first listed

10 events — show timeline

• 2026-05-11 Price Changed $86,000 HARMLS
• 2025-08-14 Price Changed $79,900 HARMLS
• 2025-07-01 Price Changed $89,900 HARMLS
• 2025-06-19 Price Changed $109,900 HARMLS
• 2025-05-21 Listed $114,000 HARMLS
• 2023-03-06 Sold (MLS) — HARMLS
• 2023-02-06 Pending — HARMLS
• 2023-01-29 Pending — HARMLS
• 2023-01-04 Price Changed $57,000 HARMLS
• 2022-12-28 Listed $67,000 HARMLS

Property tax history

+2.9%/yr

Latest (2025): $115 · +0.2% YoY. Source: county tax records.