302 White Bass Ln · Onalaska, TX 77351

$104,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 38 Days on market

Built 2016 0.33 ac lot $86/sqft · 17% below area Est $126k · 17% under $5/mo HOA

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2016 Champion manufactured home on 0.33 acres in the Onalaska ISD. This home features three bedrooms, two baths, 1216 sqft, vinyl siding, shingle roof, linoleum in living areas, built-in entertainment center, ceiling fans, galley style kitchen with stainless steel vent-a-hood, double vanity and a soaker tub with separate shower. Remodel is complete and is move-in ready!

Key facts

• Double vanity
• Separate shower
• Soaker tub

Tags

• BUILT-IN ENTERTAINMENT CENTER
• GALLEY STYLE KITCHEN
• STAINLESS STEEL VENT-A-HOOD
• DOUBLE VANITY
• SOAKER TUB
• SEPARATE SHOWER

Property features AI

Finance

• Other: Lot approximately 0.33 acres; Directions: From 190 and 3152 go E on 3152, left on Triple Creek Road, right on Hummingbird Road, right on White Heron, left on White Bass
• HOA & community: Homeowners association with an annual fee of $60 (about $5/month)

Exterior

• Utilities: Water heated by electric water heater
• Home design: Single-story manufactured home; Residential property in Kickapoo Estates
• Exterior features: Composition roof

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Central air conditioning
• Interior features: Electric water heater; 5 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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+, 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: 1186 active listings in the ZIP; 769 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $725 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Polk County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $68k; list at $105k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% 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 $101,753 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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: 1.40% ✓
• Cap rate: 11.50%
• Cash-on-cash: 18.59%
• DSCR: 1.83
• GRM: 5.9

CMA / ARV

• ARV (median comp): $126,440
• List price: $104,900
• Delta: -17.04%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 10.3%
• Equity multiple: 1.41×
• Total profit: $11,999
• Equity at exit: $15,641

10-year hold

• IRR: 19.4%
• Equity multiple: 2.63×
• Total profit: $47,821
• Equity at exit: $9,070

Cash invested: $29,372 (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 77351

• Home prices YoY: -14.8%
• Active inventory: 1186
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,472 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$109 /mo · $1,312/yr
• Insurance: −$44
• HOA: −$5
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $455

Break-even live

Break-even rent $896

Max offer price $104,900

Occupancy floor 64%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $5 · $60/yr

Listing history 23 events

1. 2026-06-19
   days on market $104,900 Active 38 DOM
2. 2026-06-18
   days on market $104,900 Active 37 DOM
3. 2026-06-17
   days on market $104,900 Active 36 DOM
4. 2026-06-16
   days on market $104,900 Active 35 DOM
5. 2026-06-15
   days on market $104,900 Active 34 DOM
6. 2026-06-14
   days on market $104,900 Active 32 DOM
7. 2026-06-13
   days on market $104,900 Active 31 DOM
8. 2026-06-10
   days on market $104,900 Active 29 DOM
9. 2026-06-09
   days on market $104,900 Active 28 DOM
10. 2026-06-08
    days on market $104,900 Active 27 DOM
11. 2026-06-07
    days on market $104,900 Active 26 DOM
12. 2026-06-05
    days on market $104,900 Active 23 DOM
13. 2026-06-03
    days on market $104,900 Active 22 DOM
14. 2026-06-02
    days on market $104,900 Active 21 DOM
15. 2026-06-01
    days on market $104,900 Active 20 DOM
16. 2026-05-31
    days on market $104,900 Active 19 DOM
17. 2026-05-30
    days on market $104,900 Active 18 DOM
18. 2026-05-12
    listed $104,900 Active 372-char remark
19. 2026-01-07
    listed $111,900 Active
20. 2025-04-16
    soldstatus $67,500
21. 2022-07-25
    soldstatus
22. 2017-06-02
    soldstatus
23. 1993-10-01
    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: $1,312 · $109/mo
• Projected year-2 tax: $1,920 · $160/mo
• Expected delta: +$608/yr (+$51/mo · 46.3%)

ⓘ 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 97% 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: $17,670
• − Mortgage interest: −$5,876
• − Property taxes: −$1,312
• − Insurance: −$524
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − HOA: −$60
• − Depreciation: −$3,052
• Taxable income: $4,018
• Est. tax owed @ 24.0%: −$964
• After-tax cash flow: $4,497/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

• County: Polk County · 37,143 people
• Metro: nan
• Population (ZIP): 37,143
• Household income: $66,834
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 608.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Two or more races 9% Black 8% Native American 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 2% Italian 2% Portuguese 2%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 10%

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: ▼ -31.11%
• Current HPI: 178.5316
• Rent YoY: —
• Metro: nan
• 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

+55.4% since first listed

6 events — show timeline

• 2026-05-12 Listed $104,900 LAAR
• 2026-01-07 Listed $111,900 LAAR
• 2025-04-16 Sold (Public Records) $67,500 Public Records
• 2022-07-25 Sold (Public Records) — Public Records
• 2017-06-02 Sold (Public Records) — Public Records
• 1993-10-01 Sold (Public Records) — Public Records

Property tax history

+51.1%/yr

Latest (2025): $1,312 · +19.2% YoY. Source: county tax records.