208 Yaupon Hbr · Onalaska, TX 77360

$99,900

3 bd · 2.0 ba · 1,064 sqft · Land · 18 Days on market

Built 2000 7,380 sqft lot $94/sqft · 46% above area Est $69k · 46% over

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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 +27.0/30.0
• DSCR +9.3/10.0
• 1% rule +7.3/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks

Enjoy affordable living in this updated 3-bedroom, 2-bath manufactured home nestled in the quiet community of Onalaska. The home offers an open layout with a comfortable living area and a refreshed kitchen featuring new cabinets and quartz countertops, plus a cozy dining space. The primary bedroom includes a private bath and ample closet space, while the secondary bedrooms are perfect for guests, a home office, or hobbies. This property also comes with a new refrigerator, washer, and dryer for added convenience. Located just minutes from Lake Livingston, shopping, and local dining. Great opportunity for a primary home, weekend retreat, or investment.

Key facts

• Quartz countertops
• Private bath
• Ample closet space

Tags

• UPDATED MANUFACTURED HOME
• REFRESHED KITCHEN
• NEW CABINETS
• QUARTZ COUNTERTOPS
• PRIVATE BATH
• AMPLE CLOSET SPACE

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2000; Entry supported by pillar/post/pier foundation
• Construction: Cement siding; Shingle and wood roof
• Exterior features: Cleared lot in a subdivision; Gravel road access

Interior

• Kitchen: Electric oven; Electric range / Free-standing range; Oven; Refrigerator
• Bedrooms: Primary bedroom on the first floor (13 x 18); Primary bathroom on the first floor (12 x 13); Bedroom on the second floor (9 x 10); Bathroom on the second floor (4 x 6); Bedroom on the third floor (13 x 11); Total of 7 rooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Kitchen and family room combined; Seller provided disclosure available
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $100k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% 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.
• 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 Jr/Sr High (math 48% / reading 55%, grade D+, #478 of 1,632 statewide, top 29%, 527 students, 58% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 350 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 $83 of equity ($691 loan paydown + $-608 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y ago 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.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.23% ✓
• Cap rate: 9.65%
• Cash-on-cash: 12.00%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

• ARV (median comp): $68,607
• List price: $99,900
• Delta: 45.61%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.4%
• Equity multiple: 1.43×
• Total profit: $12,096
• Equity at exit: $26,005

10-year hold

• IRR: 15.1%
• Equity multiple: 2.56×
• Total profit: $43,560
• Equity at exit: $28,953

Cash invested: $27,972 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,228 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $280

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 72%

Sensitivity live

Price	-10% $349	-5% $314	+0% $280	+5% $245	+10% $211
Rent	-10% $183	-5% $231	+0% $280	+5% $328	+10% $377
Rate	-1.0pp $330	-0.5pp $305	base $280	+0.5pp $254	+1.0pp $228

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 Broken Arrow Onalaska, TX	3.0	2.0	1000	$1,400	$1.40	44d	1	0.68mi
120 Farm to Market Road 356 Unit 4 Onalaska, TX	2.0	1.0	754	$875	$1.16	44d	1	1.05mi

Listing history 43 events

1. 2026-06-19
   days on market $99,900 Active 18 DOM
2. 2026-06-18
   days on market $99,900 Active 17 DOM
3. 2026-06-17
   days on market $99,900 Active 16 DOM
4. 2026-06-16
   days on market $99,900 Active 15 DOM
5. 2026-06-15
   days on market $99,900 Active 14 DOM
6. 2026-06-14
   days on market $99,900 Active 12 DOM
7. 2026-06-13
   days on market $99,900 Active 11 DOM
8. 2026-06-10
   days on market $99,900 Active 9 DOM
9. 2026-06-09
   days on market $99,900 Active 8 DOM
10. 2026-06-08
    days on market $99,900 Active 7 DOM
11. 2026-06-07
    days on market $99,900 Active 6 DOM
12. 2026-06-05
    days on market $99,900 Active 3 DOM
13. 2026-06-03
    days on market $99,900 Active 2 DOM
14. 2026-06-02
    days on marketlisting id $99,900 Active 1 DOM
15. 2026-06-01
    days on market $99,900 Active 70 DOM
16. 2026-05-31
    days on market $99,900 Active 69 DOM
17. 2026-05-30
    days on market $99,900 Active 68 DOM
18. 2026-03-23
    listed $99,900 Active 658-char remark
19. 2026-03-12
    historical
20. 2026-02-05
    listed $110,000 Active
21. 2026-02-02
    historical
22. 2026-01-15
    status Active
23. 2026-01-11
    historical
24. 2026-01-02
    price $120,000
25. 2025-10-11
    listed $149,000 Active
26. 2025-06-03
    soldstatus
27. 2025-05-02
    soldstatus Sold
28. 2025-05-01
    status Pending
29. 2025-04-28
    status Option Pending
30. 2025-04-10
    status Active
31. 2025-03-18
    status Pending
32. 2025-03-12
    status Option Pending
33. 2025-03-11
    listed $70,000 Active
34. 2023-06-09
    soldstatus
35. 2023-03-25
    soldstatus Sold
36. 2023-03-21
    status Pending
37. 2023-03-18
    price $69,800
38. 2023-03-14
    status Active
39. 2023-03-12
    status Pending
40. 2023-03-10
    soldstatus
41. 2023-03-09
    status Option Pending
42. 2023-03-03
    price $75,000
43. 2023-02-17
    listed $84,000 Active

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

Taxation est. · year 1

• Rental income: $14,737
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,179
• − Management: −$1,179
• − Depreciation: −$2,906
• Taxable income: $1,879
• Est. tax owed @ 24.0%: −$451
• After-tax cash flow: $2,907/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

+18.9% since first listed

28 events — show timeline

• 2026-06-01 Listing Removed — HARMLS
• 2026-06-01 Listed $99,900 HARMLS
• 2026-03-23 Listed $99,900 HARMLS
• 2026-03-12 Listing Removed — HARMLS
• 2026-02-05 Listed $110,000 HARMLS
• 2026-02-02 Listing Removed — HARMLS
• 2026-01-15 Relisted — HARMLS
• 2026-01-11 Listing Removed — HARMLS
• 2026-01-02 Price Changed $120,000 HARMLS
• 2025-10-11 Listed $149,000 HARMLS
• 2025-06-03 Sold (Public Records) — Public Records
• 2025-05-02 Sold (MLS) — HARMLS
• 2025-05-01 Pending — HARMLS
• 2025-04-28 Pending — HARMLS
• 2025-04-10 Relisted — HARMLS
• 2025-03-18 Pending — HARMLS
• 2025-03-12 Pending — HARMLS
• 2025-03-11 Listed $70,000 HARMLS
• 2023-06-09 Sold (Public Records) — Public Records
• 2023-03-25 Sold (MLS) — HARMLS
• 2023-03-21 Pending — HARMLS
• 2023-03-18 Price Changed $69,800 HARMLS
• 2023-03-14 Relisted — HARMLS
• 2023-03-12 Pending — HARMLS
• 2023-03-10 Sold (Public Records) — Public Records
• 2023-03-09 Pending — HARMLS
• 2023-03-03 Price Changed $75,000 HARMLS
• 2023-02-17 Listed $84,000 HARMLS

Property tax history

+5.9%/yr

Latest (2025): $183 · -0.6% YoY. Source: county tax records.