754 Yaupon Cove Dr · Onalaska, TX 77360

$63,000

2 bd · 1.0 ba · 899 sqft · Manufactured public records · 76 Days on market

Built 1970 0.30 ac lot $70/sqft · 49% below area Est $125k · 49% under $17/mo HOA · 1% of rent

---

Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Perfect for the weekend get-a-way. This 1 bedroom 1 bath is situated on 2 maintained lots in the Yaupon Cove Subdivision. plenty of room for parking. The home needs some TLC but has so much potential. Centrally located for shopping convienience. Call and schedule your showing.

Key facts

• 0.3 acre lot
• Built 1970
• Listed 75 days

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $63k).
• Recommended offer: $59k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.2% 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: 350 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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($59k) 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 $59,220 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.87% ✓
• Cap rate: 15.20%
• Cash-on-cash: 31.82%
• DSCR: 2.42
• GRM: 4.4

CMA / ARV

• ARV (median comp): $124,502
• List price: $63,000
• Delta: -49.40%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

-0.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.4%
• Equity multiple: 2.49×
• Total profit: $26,205
• Equity at exit: $16,399

10-year hold

• IRR: 35.6%
• Equity multiple: 4.83×
• Total profit: $67,636
• 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 →

ZIP-level market 77360

• Home prices YoY: -0.4%
• Active inventory: 350
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,181 medium
• Mortgage (P&I): −$330
• Tax from tax record: −$91 /mo · $1,096/yr
• Insurance: −$26
• HOA: −$17
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $468

Break-even live

Break-even rent $589

Max offer price $63,000

Occupancy floor 55%

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
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 28 events

1. 2026-06-19
   days on market $63,000 Active 76 DOM
2. 2026-06-18
   days on market $63,000 Active 75 DOM
3. 2026-06-17
   days on market $63,000 Active 74 DOM
4. 2026-06-16
   days on market $63,000 Active 73 DOM
5. 2026-06-15
   days on market $63,000 Active 72 DOM
6. 2026-06-14
   days on market $63,000 Active 70 DOM
7. 2026-06-13
   days on market $63,000 Active 69 DOM
8. 2026-06-10
   days on market $63,000 Active 67 DOM
9. 2026-06-09
   days on market $63,000 Active 66 DOM
10. 2026-06-08
    days on market $63,000 Active 65 DOM
11. 2026-06-07
    days on market $63,000 Active 64 DOM
12. 2026-06-05
    pricedays on market $63,000 Active 61 DOM
13. 2026-06-03
    days on market $68,000 Active 60 DOM
14. 2026-06-02
    days on market $68,000 Active 59 DOM
15. 2026-06-01
    days on market $68,000 Active 58 DOM
16. 2026-05-31
    days on market $68,000 Active 57 DOM
17. 2026-05-30
    days on market $68,000 Active 56 DOM
18. 2026-04-04
    listed $68,000 Active 277-char remark

    Show marketing remark (277 chars)

    Perfect for the weekend get-a-way. This 1 bedroom 1 bath is situated on 2 maintained lots in the Yaupon Cove Subdivision. plenty of room for parking. The home needs some TLC but has so much potential. Centrally located for shopping convienience. Call and schedule your showing.

19. 2025-12-31
    historical
20. 2025-12-09
    status Active
21. 2025-10-19
    status Pending
22. 2025-10-09
    historical
23. 2025-10-08
    status Pending
24. 2025-06-07
    listed $69,000 Active
25. 2022-01-28
    soldstatus Sold
26. 2022-01-05
    status Pending
27. 2021-12-24
    status Option Pending
28. 2021-12-17
    listed $60,000 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: $1,096 · $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 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: $14,169
• − Mortgage interest: −$3,529
• − Property taxes: −$1,096
• − Insurance: −$315
• − Repairs & maintenance: −$1,133
• − Management: −$1,133
• − HOA: −$204
• − Depreciation: −$1,833
• Taxable income: $4,924
• Est. tax owed @ 24.0%: −$1,182
• After-tax cash flow: $4,431/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

• 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

+13.3% since first listed

11 events — show timeline

• 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.