101 Jamaica Ave · Onalaska, TX 77364

$80,000

2 bd · 1.0 ba · 1,081 sqft · SingleFamily public records · 120 Days on market

Built 2008 0.25 ac lot $38/mo HOA · 4% 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 +24.6/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Appreciation +4.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Here's the perfect opportunity for you to invest in your next vacation home! Just a few blocks away from Lake Livingston, you'll be able to enjoy lake life to the fullest. This property sits on TWO LOTS! This is a gated community. Amenities include a pool, lake access, boat ramp, clubhouse, controlled access, park, and more. Schedule a showing today!

Key facts

• Gated community
• Controlled access
• Clubhouse

Tags

• GATED COMMUNITY
• POOL
• LAKE ACCESS
• BOAT RAMP
• CLUBHOUSE
• CONTROLLED ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($975 rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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.
• Coldspring-Oakhurst CISD (rural): math 18% / reading 28% proficiency, ranked #732 of 826 in TX (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Coldspring-Oakhurst H S (math 27% / reading 37%, grade F, #1,044 of 1,632 statewide, top 66%, 496 students, 55% FRL).
• Market conditions: 197 active listings in the ZIP; 575 units permitted in San Jacinto County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $308 of equity ($553 loan paydown + $-245 appreciation (-0.3% local appreciation)).
• San Jacinto County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-0.3% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

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 $72,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 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: 1.22% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.83%
• DSCR: 1.39
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $164,312
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 Kokomo Run	0.19mi	2/2.0	1,100 (+2%)	7mo	$230,000	$209	79
141 Cayman St	0.05mi	3/2.0 (+1)	1,103 (+2%)	23mo	$159,900	$145	66
180 E Woodland Shores Dr	0.40mi	3/1.0 (+1)	1,104 (+2%)	10mo	$230,000	$208	65
101 Cayman St	0.04mi	2/2.0	960 (-11%)	18mo	$95,000	$99	60
720 Cooke Jones Rd	0.30mi	3/2.5 (+1)	1,170 (+8%)	1mo	$179,000	$153	60
240 Coco Loop	0.37mi	2/2.0	1,016 (-6%)	11mo	$215,000	$212	59
199 Casablanca Dr	0.39mi	2/2.0	1,023 (-5%)	12mo	$99,000	$97	59
20 Monte Carlo Rd	0.29mi	3/2.0 (+1)	1,152 (+7%)	14mo	$174,900	$152	55
30 Antilles Dr	0.34mi	2/2.0	960 (-11%)	18mo	$90,000	$94	46
10 Lagoon Dr	0.41mi	3/2.0 (+1)	1,200 (+11%)	16mo	$195,000	$163	40
230 Roatan Dr	0.15mi	3/2.0 (+1)	924 (-14%)	24mo	$129,999	$141	40
380 Antigua Dr	0.42mi	3/2.0 (+1)	1,232 (+14%)	24mo	$164,000	$133	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.8%
• Equity multiple: 1.32×
• Total profit: $7,066
• Equity at exit: $22,013

10-year hold

• IRR: 12.2%
• Equity multiple: 2.30×
• Total profit: $29,090
• Equity at exit: $25,508

Cash invested: $22,400 (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 77364

• Home prices YoY: -0.2%
• Active inventory: 197
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $975 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$115 /mo · $1,377/yr
• Insurance: −$33
• HOA: −$38
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $165

Break-even live

Break-even rent $767

Max offer price $80,000

Occupancy floor 78%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $38 · $456/yr
• Likely covers: poolsecurity

Listing history 2 events

1. 2025-08-11
   status Pending
2. 2025-04-13
   listed $80,000 Active

ⓘ 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: $1,377 · $115/mo
• Projected year-2 tax: $1,464 · $122/mo
• Expected delta: +$87/yr (+$7/mo · 6.3%)

ⓘ 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: $11,704
• − Mortgage interest: −$4,481
• − Property taxes: −$1,377
• − Insurance: −$400
• − Repairs & maintenance: −$936
• − Management: −$936
• − HOA: −$456
• − Depreciation: −$2,327
• Taxable income: $790
• Est. tax owed @ 24.0%: −$190
• After-tax cash flow: $1,789/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: Coldspring-Oakhurst CISD
• NCES district ID: 4814520
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 28% ▼ -2.00%
• Median HH income: $46,916
• Composite: 20.07/100
• National rank: #8653
• State rank: #732 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): 1,835

Population outlook (San Jacinto County) Hauer SSP2

• Today (2025): 29,069 people
• By 2030: 29,750 · +2.3%
• By 2040: 30,714 · +5.7%
• By 2050: 31,010 · +6.7%
• By 2075: 31,616 · +8.8%
• By 2100: 29,874 · +2.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 13% Two or more races 8% Hispanic / Latino 3% Asian 3%
• Common ancestry: Lithuanian 5% Italian 4% Serbian 3%
• Foreign-born: 5% · South Korea, Canada
• Languages at home: 93% English-only · Spanish 6% Other Asian/Pacific 1%

Political lean MEDSL · San Jacinto

• 2024 margin: Solid R (+65.3) · D 17.0% · R 82.3%
• 2008→2024 swing: -27.0pp toward R · 2008: -38.3pp · 2024: -65.3pp
• All cycles: 2024: R+65.3 2020: R+61.9 2016: R+58.4 2012: R+48.9 2008: R+38.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.31%
• Current HPI: 193.4748
• 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

2 events — show timeline

• 2025-08-11 Pending — HARMLS
• 2025-04-13 Listed $80,000 HARMLS

Property tax history

+1.1%/yr

Latest (2025): $1,377 · +2.6% YoY. Source: county tax records.