754 Yaupon Cove Dr · Onalaska, TX 77360

$63,000

2 bd · 1.0 ba · 899 sqft · Manufactured public records · 126 Days on market

Manufactured home Built 1970 Fair condition 0.30 ac lot $70/sqft · 49% below area Est $125k · 49% under $17/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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Schools +4.9/10.0
• Appreciation +4.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -6.6

Listing remarks MLS

Yaupon Cove on two lots. 1 bedroom 1 bath, large living area. Would be good for weekend getaway or rental property. Needs some work, being sold as is.

Key facts

• 0.3 acre lot
• Built 1970
• Listed 125 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $63k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($920 rent vs $63k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 2.5% 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: 391 active listings in the ZIP; 769 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $53 of equity ($436 loan paydown + $-383 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $55,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.46% ✓
• Cap rate: 11.29%
• Cash-on-cash: 17.84%
• DSCR: 1.79
• GRM: 5.7

CMA / ARV

• ARV (median comp): $124,571
• List price: $63,000
• Delta: -49.43%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
432 Ponderosa Dr	0.77mi	2/2.0	900 (+0%)	9mo	$109,000	$121	53
649 Ponderosa Dr	0.82mi	3/2.0 (+1)	924 (+3%)	0mo	$79,900	$86	51
1290 Yaupon Cove Dr	0.40mi	2/2.0	1,076 (+20%)	14mo	$100,000	$93	40
431 N Canyon Dr	1.17mi	2/1.5	1,044 (+16%)	8mo	$129,900	$124	31
303 W Lone Oak Rd	1.19mi	3/2.0 (+1)	1,064 (+18%)	2mo	$112,999	$106	29
230 Holly Dr	1.43mi	2/1.0	784 (-13%)	17mo	$50,000	$64	29
305 Red Oak	1.17mi	2/1.5	784 (-13%)	15mo	$99,900	$127	29
665 Old Groveton Rd S	1.01mi	3/1.0 (+1)	1,000 (+11%)	16mo	$149,900	$150	28
407 S Canyon Dr Dr	1.21mi	2/1.0	728 (-19%)	16mo	$35,000	$48	27
130 Long Dr	0.66mi	3/2.0 (+1)	1,095 (+22%)	12mo	$159,475	$146	25
126 Long Dr	0.66mi	3/2.0 (+1)	1,095 (+22%)	12mo	$159,475	$146	25
401 S Canyon Dr Dr	1.22mi	3/2.0 (+1)	1,064 (+18%)	16mo	$75,000	$70	18

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: 16.0%
• Equity multiple: 1.74×
• Total profit: $13,109
• Equity at exit: $16,399

10-year hold

• IRR: 21.3%
• Equity multiple: 3.23×
• Total profit: $39,357
• Equity at exit: $18,259

Cash invested: $17,640 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 3 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $127,000 ($161/sqft)
• Median days on market: 86 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -13.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77360

• Home prices YoY: -0.4%
• Active inventory: 391
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $920 medium
• Mortgage (P&I): −$330
• Tax from tax record: −$91 /mo · $1,096/yr
• Insurance: −$26
• HOA: −$17
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $262

Break-even live

Break-even rent $589

Max offer price $63,000

Occupancy floor 67%

Sensitivity live

Price	-10% $298	-5% $280	+0% $262	+5% $244	+10% $227
Rent	-10% $189	-5% $226	+0% $262	+5% $299	+10% $335
Rate	-1.0pp $294	-0.5pp $278	base $262	+0.5pp $246	+1.0pp $229

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: $15,750
• Closing costs: $1,890
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• HOA & community: Yaupon Cove POA with $200 annual fee

Exterior

• Utilities: Public waterPublic sewer
• Home design: Residential propertySingle-storySlab foundation
• Construction: Wood sidingBuilt in 1970Composition roof
• Exterior features: Cleared lotAsphalt road accessHas additional parcels

Interior

• Kitchen: Free-standing range
• Bedrooms: One bedroom (first floor)
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit(s) for cooling
• Interior features: Free-standing range

Listing history 50 events

1. 2026-08-08
   days on market $63,000 Active 126 DOM
2. 2026-08-07
   days on market $63,000 Active 125 DOM
3. 2026-08-06
   days on market $63,000 Active 124 DOM
4. 2026-08-05
   days on market $63,000 Active 123 DOM
5. 2026-08-04
   days on market $63,000 Active 122 DOM
6. 2026-08-03
   days on market $63,000 Active 121 DOM
7. 2026-07-31
   days on market $63,000 Active 118 DOM
8. 2026-07-29
   days on market $63,000 Active 116 DOM
9. 2026-07-27
   days on market $63,000 Active 114 DOM
10. 2026-07-25
    days on market $63,000 Active 112 DOM
11. 2026-07-23
    days on market $63,000 Active 110 DOM
12. 2026-07-22
    days on market $63,000 Active 109 DOM
13. 2026-07-21
    days on market $63,000 Active 108 DOM
14. 2026-07-18
    days on market $63,000 Active 105 DOM
15. 2026-07-16
    days on market $63,000 Active 103 DOM
16. 2026-07-16
    days on market $63,000 Active 102 DOM
17. 2026-07-14
    days on market $63,000 Active 101 DOM
18. 2026-07-13
    days on market $63,000 Active 100 DOM
19. 2026-07-12
    days on market $63,000 Active 99 DOM
20. 2026-07-11
    days on market $63,000 Active 98 DOM
21. 2026-07-10
    days on market $63,000 Active 97 DOM
22. 2026-07-09
    days on market $63,000 Active 96 DOM
23. 2026-07-08
    days on market $63,000 Active 95 DOM
24. 2026-07-07
    days on market $63,000 Active 94 DOM
25. 2026-07-06
    days on market $63,000 Active 93 DOM
26. 2026-07-05
    days on market $63,000 Active 92 DOM
27. 2026-07-04
    days on market $63,000 Active 91 DOM
28. 2026-07-03
    days on market $63,000 Active 90 DOM
29. 2026-07-02
    days on market $63,000 Active 89 DOM
30. 2026-07-01
    days on market $63,000 Active 88 DOM
31. 2026-06-30
    days on market $63,000 Active 87 DOM
32. 2026-06-29
    days on market $63,000 Active 86 DOM
33. 2026-06-28
    days on market $63,000 Active 85 DOM
34. 2026-06-28
    days on market $63,000 Active 84 DOM
35. 2026-06-27
    days on market $63,000 Active 83 DOM
36. 2026-06-26
    days on market $63,000 Active 82 DOM
37. 2026-06-23
    days on market $63,000 Active 79 DOM
38. 2026-06-21
    days on market $63,000 Active 78 DOM
39. 2026-06-19
    days on market $63,000 Active 76 DOM
40. 2026-06-18
    days on market $63,000 Active 75 DOM
41. 2026-06-17
    days on market $63,000 Active 74 DOM
42. 2026-06-16
    days on market $63,000 Active 73 DOM
43. 2026-06-15
    days on market $63,000 Active 72 DOM
44. 2026-06-14
    days on market $63,000 Active 70 DOM
45. 2026-06-13
    days on market $63,000 Active 69 DOM
46. 2026-06-10
    days on market $63,000 Active 67 DOM
47. 2026-06-09
    days on market $63,000 Active 66 DOM
48. 2026-06-08
    days on market $63,000 Active 65 DOM
49. 2026-06-07
    days on market $63,000 Active 64 DOM
50. 2026-06-05
    pricedays on market $63,000 Active 61 DOM

ⓘ 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: $1,096 · $91/mo
• Projected year-2 tax: $1,153 · $96/mo
• Expected delta: +$57/yr (+$5/mo · 5.2%)

ⓘ 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 2/10 Low
• 🌡 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: $11,046
• − Mortgage interest: −$3,529
• − Property taxes: −$1,096
• − Insurance: −$315
• − Repairs & maintenance: −$884
• − Management: −$884
• − HOA: −$204
• − Depreciation: −$1,833
• Taxable income: $2,302
• Est. tax owed @ 24.0%: −$552
• After-tax cash flow: $2,594/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $22,475–$40,455 screening

The home requires moderate repairs and maintenance to improve its condition and value. Painting, flooring replacement, and HVAC maintenance would significantly enhance its appeal.

Components & finishes AI

Roof asphalt shingle · good Flooring tile

Deferred maintenance Est. $2,500–$10,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear

Repairs flagged

• Minor exterior siding — some discoloration
• Minor interior paint — some wear
• Minor flooring — some wear

Value-add opportunities

• Both paint interior and exterior — enhances curb appeal and interior aesthetics ↑
• Both replace flooring — improves living experience and property value ↑
• Both HVAC maintenance — improves comfort and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 49/100

Zoned Schools

Elementary Onalaska El D- TX #1,006/4,322 Nat'l #14,504/41,679 High Onalaska Jr/sr High D+ TX #478/1,632 Nat'l #5,269/17,239

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

C Composite livability gradescore 60/100

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 · 51,049 people
• Population (ZIP): 6,130
• Household income: $49,004
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 18% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: Yaupon Cove POA with $200 annual fee

Exterior

• Utilities: Public waterPublic sewer
• Home design: Residential propertySingle-storySlab foundation
• Construction: Wood sidingBuilt in 1970Composition roof
• Exterior features: Cleared lotAsphalt road accessHas additional parcels

Interior

• Kitchen: Free-standing range
• Bedrooms: One bedroom (first floor)
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit(s) for cooling
• Interior features: Free-standing range

Price history

+5.0% since first listed

12 events — show timeline

• 2026-06-04 Price Changed $63,000 HARMLS
• 2026-04-04 Listed $68,000 HARMLS
• 2025-12-31 Listing Removed — HARMLS
• 2025-12-09 Relisted — HARMLS
• 2025-10-19 Pending — HARMLS
• 2025-10-09 Listing Removed — HARMLS
• 2025-10-08 Pending — HARMLS
• 2025-06-07 Listed $69,000 HARMLS
• 2022-01-28 Sold (MLS) — HARMLS
• 2022-01-05 Pending — HARMLS
• 2021-12-24 Pending — HARMLS
• 2021-12-17 Listed $60,000 HARMLS

Property tax history

+0.4%/yr

Latest (2025): $1,096 · +9.9% YoY. Source: county tax records.