1262 Yaupon Cove Dr · Onalaska, TX 77360

$79,000

2 bd · 2.0 ba · 1,300 sqft · SingleFamily public records · 12 Days on market

Built 1979 0.33 ac lot $10/mo HOA · 1% of rent ↓ 12% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

CHARMIMG FIXER-UPPER: YOUR CANVAS AWAITS! Welcome to your next project-a delightful 2-bedroom, 2-bathroom house that’s bursting with potential! Situated in a tranquil neighborhood, this fixer-upper is the ideal opportunity for savvy DIY enthusiasts, astute investors, or those seeking a cozy weekend retreat. With a little creativity and vision, you can transform this residence into a stunning home that reflects your personal style. This house boasts a functional floor plan offering ample space for both relaxation and entertainment. The living area invites natural light, creating a warm and welcoming atmosphere. The two generously size bedrooms provide a peaceful sanctuary for rest a

Key facts

• 0.33 acre lot
• Built 1979
• Listed 12 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Cap rate 12.7% 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: 352 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 $65 of equity ($546 loan paydown + $-481 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: severe wind risk, 99% 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 $79,000

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.68% ✓
• Cap rate: 12.72%
• Cash-on-cash: 22.94%
• DSCR: 2.02
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $191,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1161 Creeklake Dr	0.41mi	2/2.0	1,360 (+5%)	2mo	$350,000	$257	71
210 Red Bud Ln	0.21mi	3/2.0 (+1)	1,356 (+4%)	12mo	$199,000	$147	68
310 Mulberry Cv	0.06mi	2/1.0	1,152 (-11%)	10mo	$175,000	$152	66
141 S Oak Lee Dr S	0.21mi	3/2.0 (+1)	1,216 (-6%)	15mo	$40,000	$33	62
189 Laurel Cv W	0.20mi	3/2.0 (+1)	1,124 (-14%)	9mo	$139,000	$124	56
136 Walnut Cv	0.42mi	3/2.0 (+1)	1,176 (-10%)	8mo	$225,000	$191	53
396 S Oak Lee Dr	0.47mi	3/2.0 (+1)	1,384 (+6%)	13mo	$250,000	$181	52
270 Sandy Ln	0.56mi	3/2.0 (+1)	1,344 (+3%)	15mo	$139,000	$103	51
150 N Oak Lee Dr	0.26mi	3/2.0 (+1)	1,438 (+11%)	18mo	$224,900	$156	51
215 Read Oak	0.33mi	3/2.0 (+1)	1,400 (+8%)	20mo	$189,500	$135	50
134 W Oak Shadows	0.64mi	2/2.0	1,206 (-7%)	15mo	$125,000	$104	45
279 Kickapoo Crk	0.75mi	3/1.0 (+1)	1,300 (0%)	18mo	$139,000	$107	42

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: 21.7%
• Equity multiple: 2.02×
• Total profit: $22,458
• Equity at exit: $20,564

10-year hold

• IRR: 26.6%
• Equity multiple: 3.82×
• Total profit: $62,430
• Equity at exit: $22,896

Cash invested: $22,120 (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: 352
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,330 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$171 /mo · $2,046/yr
• Insurance: −$33
• HOA: −$10
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $423

Break-even live

Break-even rent $795

Max offer price $79,000

Occupancy floor 63%

Sensitivity live

Price	-10% $468	-5% $445	+0% $423	+5% $400	+10% $378
Rent	-10% $318	-5% $370	+0% $423	+5% $475	+10% $528
Rate	-1.0pp $463	-0.5pp $443	base $423	+0.5pp $402	+1.0pp $382

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 3 events

1. 2026-04-07
   status Pending
2. 2026-03-27
   price $79,000
3. 2026-03-26
   listed $89,500 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: $2,046 · $171/mo
• Projected year-2 tax: $2,046 · $171/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 99% 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: $15,958
• − Mortgage interest: −$4,425
• − Property taxes: −$2,046
• − Insurance: −$395
• − Repairs & maintenance: −$1,277
• − Management: −$1,277
• − HOA: −$120
• − Depreciation: −$2,298
• Taxable income: $4,120
• Est. tax owed @ 24.0%: −$989
• After-tax cash flow: $4,085/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

-11.7% since first listed

3 events — show timeline

• 2026-04-07 Pending — HARMLS
• 2026-03-27 Price Changed $79,000 HARMLS
• 2026-03-26 Listed $89,500 HARMLS

Property tax history

+3.8%/yr

Latest (2025): $2,046 · +9.8% YoY. Source: county tax records.