324 Persimmon Rd · Onalaska, TX 77360

$125,000

3 bd · 2.0 ba · 1,136 sqft · SingleFamily public records · 363 Days on market

Built 1983 7,801 sqft lot $110/sqft · 8% below area Est $137k · 8% under $8/mo HOA · 1% 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 +23.5/30.0
• ARV discount +11.3/15.0
• DSCR +7.6/10.0
• 1% rule +6.8/10.0
• 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

?? Newly renovated home in peaceful Onalaska! Look at this home just minutes from Lake Livingston! This charming 3-bedroom, 2-bath home has been beautifully updated inside and out. Fresh paint and new flooring that give the home a bright and welcoming feel. The open layout offers plenty of space for relaxing or entertaining family and friends. Situated on a 7,800 sq. ft. lot with a fully fenced backyard, there’s ample room for pets, and backyard gatherings. Major updates include a roof that’s approximately 5.5 years old and a central A/C unit that’s about 3 years old, providing comfort and peace of mind. Enjoy a quiet setting in Onalaska, just minutes from boating, fishing, and outdoor fun at Lake Livingston. Whether you’re looking for a full-time residence, a relaxing weekend retreat, or an investment property, this home checks all the boxes. Conveniently located near local schools, shopping, and restaurants, this move-in-ready gem blends comfort, convenience, and small-town charm.

Key facts

• Quiet setting
• Moments from boating
• Newly renovated home

Tags

• NEWLY RENOVATED HOME
• QUIET SETTING
• EASY ACCESS TO LOCAL SCHOOLS
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO RESTAURANTS
• MOMENTS FROM BOATING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: 350 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 769 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $103 of equity ($864 loan paydown + $-761 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 $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 363 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; list at $125k implies a 346% gain — meaningful room to come down on a strong offer.

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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 363 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.18% ✓
• Cap rate: 8.53%
• Cash-on-cash: 8.00%
• DSCR: 1.36
• GRM: 7.1

CMA / ARV

• ARV (median comp): $136,545
• List price: $125,000
• Delta: -8.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
340 Persimmon Rd	0.01mi	3/2.0	1,109 (-2%)	20mo	$200,000	$180	79
224 James St	0.36mi	3/1.5	1,150 (+1%)	16mo	$124,900	$109	66
401 S Canyon Dr Dr	0.28mi	3/2.0	1,064 (-6%)	14mo	$75,000	$70	65
431 N Canyon Dr	0.30mi	2/1.5 (-1)	1,044 (-8%)	7mo	$129,900	$124	60
193 Choctau Dr	0.58mi	3/2.0	1,152 (+1%)	19mo	$166,000	$144	55
327 Pecan	0.44mi	2/2.5 (-1)	1,200 (+6%)	14mo	$180,000	$150	51
342 Cherokee Ln	0.52mi	3/2.0	1,216 (+7%)	16mo	$95,000	$78	50
665 Old Groveton Rd S	0.44mi	3/1.0	1,000 (-12%)	14mo	$149,900	$150	44
328 Holly Dr	0.40mi	2/1.0 (-1)	1,256 (+11%)	24mo	$199,000	$158	35

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: 4.8%
• Equity multiple: 1.22×
• Total profit: $7,731
• Equity at exit: $32,538

10-year hold

• IRR: 10.8%
• Equity multiple: 2.10×
• Total profit: $38,633
• Equity at exit: $36,227

Cash invested: $35,000 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,471 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$213 /mo · $2,559/yr
• Insurance: −$52
• HOA: −$8
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $233

Break-even live

Break-even rent $1,176

Max offer price $125,000

Occupancy floor 79%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 Broken Arrow Onalaska, TX	3.0	2.0	1000	$1,400	$1.40	43d	1	0.64mi
120 Farm to Market Road 356 Unit 4 Onalaska, TX	2.0	1.0	754	$875	$1.16	43d	1	1.01mi
947 Yaupon Cove Dr Onalaska, TX	4.0	2.0	1170	$2,000	$1.71	11d	1	1.05mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 7 events

1. 2026-05-11
   status Pending 1024-char remark

   Show marketing remark (1024 chars)

   ?? Newly renovated home in peaceful Onalaska! Look at this home just minutes from Lake Livingston! This charming 3-bedroom, 2-bath home has been beautifully updated inside and out. Fresh paint and new flooring that give the home a bright and welcoming feel. The open layout offers plenty of space for relaxing or entertaining family and friends. Situated on a 7,800 sq. ft. lot with a fully fenced backyard, there’s ample room for pets, and backyard gatherings. Major updates include a roof that’s approximately 5.5 years old and a central A/C unit that’s about 3 years old, providing comfort and peace of mind. Enjoy a quiet setting in Onalaska, just minutes from boating, fishing, and outdoor fun at Lake Livingston. Whether you’re looking for a full-time residence, a relaxing weekend retreat, or an investment property, this home checks all the boxes. Conveniently located near local schools, shopping, and restaurants, this move-in-ready gem blends comfort, convenience, and small-town charm.

2. 2026-02-12
   price $125,000 1024-char remark

   Show marketing remark (1024 chars)

   ?? Newly renovated home in peaceful Onalaska! Look at this home just minutes from Lake Livingston! This charming 3-bedroom, 2-bath home has been beautifully updated inside and out. Fresh paint and new flooring that give the home a bright and welcoming feel. The open layout offers plenty of space for relaxing or entertaining family and friends. Situated on a 7,800 sq. ft. lot with a fully fenced backyard, there’s ample room for pets, and backyard gatherings. Major updates include a roof that’s approximately 5.5 years old and a central A/C unit that’s about 3 years old, providing comfort and peace of mind. Enjoy a quiet setting in Onalaska, just minutes from boating, fishing, and outdoor fun at Lake Livingston. Whether you’re looking for a full-time residence, a relaxing weekend retreat, or an investment property, this home checks all the boxes. Conveniently located near local schools, shopping, and restaurants, this move-in-ready gem blends comfort, convenience, and small-town charm.

3. 2025-11-12
   price $135,000 1024-char remark

   Show marketing remark (1024 chars)

   ?? Newly renovated home in peaceful Onalaska! Look at this home just minutes from Lake Livingston! This charming 3-bedroom, 2-bath home has been beautifully updated inside and out. Fresh paint and new flooring that give the home a bright and welcoming feel. The open layout offers plenty of space for relaxing or entertaining family and friends. Situated on a 7,800 sq. ft. lot with a fully fenced backyard, there’s ample room for pets, and backyard gatherings. Major updates include a roof that’s approximately 5.5 years old and a central A/C unit that’s about 3 years old, providing comfort and peace of mind. Enjoy a quiet setting in Onalaska, just minutes from boating, fishing, and outdoor fun at Lake Livingston. Whether you’re looking for a full-time residence, a relaxing weekend retreat, or an investment property, this home checks all the boxes. Conveniently located near local schools, shopping, and restaurants, this move-in-ready gem blends comfort, convenience, and small-town charm.

4. 2025-08-13
   price $135,500 1024-char remark

   Show marketing remark (1024 chars)

   ?? Newly renovated home in peaceful Onalaska! Look at this home just minutes from Lake Livingston! This charming 3-bedroom, 2-bath home has been beautifully updated inside and out. Fresh paint and new flooring that give the home a bright and welcoming feel. The open layout offers plenty of space for relaxing or entertaining family and friends. Situated on a 7,800 sq. ft. lot with a fully fenced backyard, there’s ample room for pets, and backyard gatherings. Major updates include a roof that’s approximately 5.5 years old and a central A/C unit that’s about 3 years old, providing comfort and peace of mind. Enjoy a quiet setting in Onalaska, just minutes from boating, fishing, and outdoor fun at Lake Livingston. Whether you’re looking for a full-time residence, a relaxing weekend retreat, or an investment property, this home checks all the boxes. Conveniently located near local schools, shopping, and restaurants, this move-in-ready gem blends comfort, convenience, and small-town charm.

5. 2025-08-02
   price $140,500 1024-char remark

   Show marketing remark (1024 chars)

   ?? Newly renovated home in peaceful Onalaska! Look at this home just minutes from Lake Livingston! This charming 3-bedroom, 2-bath home has been beautifully updated inside and out. Fresh paint and new flooring that give the home a bright and welcoming feel. The open layout offers plenty of space for relaxing or entertaining family and friends. Situated on a 7,800 sq. ft. lot with a fully fenced backyard, there’s ample room for pets, and backyard gatherings. Major updates include a roof that’s approximately 5.5 years old and a central A/C unit that’s about 3 years old, providing comfort and peace of mind. Enjoy a quiet setting in Onalaska, just minutes from boating, fishing, and outdoor fun at Lake Livingston. Whether you’re looking for a full-time residence, a relaxing weekend retreat, or an investment property, this home checks all the boxes. Conveniently located near local schools, shopping, and restaurants, this move-in-ready gem blends comfort, convenience, and small-town charm.

6. 2025-05-13
   listed $151,400 Active 1024-char remark

   Show marketing remark (1024 chars)

   ?? Newly renovated home in peaceful Onalaska! Look at this home just minutes from Lake Livingston! This charming 3-bedroom, 2-bath home has been beautifully updated inside and out. Fresh paint and new flooring that give the home a bright and welcoming feel. The open layout offers plenty of space for relaxing or entertaining family and friends. Situated on a 7,800 sq. ft. lot with a fully fenced backyard, there’s ample room for pets, and backyard gatherings. Major updates include a roof that’s approximately 5.5 years old and a central A/C unit that’s about 3 years old, providing comfort and peace of mind. Enjoy a quiet setting in Onalaska, just minutes from boating, fishing, and outdoor fun at Lake Livingston. Whether you’re looking for a full-time residence, a relaxing weekend retreat, or an investment property, this home checks all the boxes. Conveniently located near local schools, shopping, and restaurants, this move-in-ready gem blends comfort, convenience, and small-town charm.

7. 1998-10-20
   soldstatus $28,000

ⓘ 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: $2,559 · $213/mo
• Projected year-2 tax: $2,559 · $213/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 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: $17,652
• − Mortgage interest: −$7,002
• − Property taxes: −$2,559
• − Insurance: −$625
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − HOA: −$96
• − Depreciation: −$3,636
• Taxable income: $910
• Est. tax owed @ 24.0%: −$218
• After-tax cash flow: $2,581/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

• Census place: Onalaska, TX
• 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

+346.4% since first listed

7 events — show timeline

• 2026-05-11 Pending — HARMLS
• 2026-02-12 Price Changed $125,000 HARMLS
• 2025-11-12 Price Changed $135,000 HARMLS
• 2025-08-13 Price Changed $135,500 HARMLS
• 2025-08-02 Price Changed $140,500 HARMLS
• 2025-05-13 Listed $151,400 HARMLS
• 1998-10-20 Sold (Public Records) $28,000 Public Records

Property tax history

+10.5%/yr

Latest (2025): $2,559 · +20.2% YoY. Source: county tax records.