149 Hickory Holw · Onalaska, TX 77360

$150,000

3 bd · 2.0 ba · 1,608 sqft · SingleFamily · 150 Days on market

Built 1973 6,625 sqft lot $93/sqft · 18% above area Est $127k · 18% over $20/mo HOA · 1% of rent ↓ 9% since listing

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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 +26.7/30.0
• DSCR +9.2/10.0
• 1% rule +6.1/10.0
• 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 MLS

Welcome to this charming 3-bedroom, 2-bath home in a well-established lake community with mature trees and beautiful landscaping. Set on three fully fenced lots, this property offers space and privacy. The home includes a large enclosed sunroom, a dedicated office, and a spacious wrap-around porch for relaxing or entertaining. A detached 2-car garage (21x19) is paired with an additional 2-car carport (21x19), offering plenty of covered parking. There’s also a 27x19 powered workshop with an 8-foot high by 10-foot wide roll-up door, plus another 2-car carport (21x19) ideal for boat or RV storage. Perfect as a weekend retreat or full-time residence, this affordable home includes private access to a park, playground, and a free boat launch just two minutes away. The property is on city sewer and water, with a deepwater well and irrigation system. Fiber optic internet is available in the neighborhood.

Key facts

• Lake community
• Dedicated office
• Mature trees

Tags

• LAKE COMMUNITY
• MATURE TREES
• BEAUTIFUL LANDSCAPING
• FULLY FENCED LOTS
• LARGE ENCLOSED SUNROOM
• DEDICATED OFFICE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

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 ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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; 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 $124 of equity ($1k loan paydown + $-913 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 $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.11% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.58%
• DSCR: 1.52
• GRM: 7.5

CMA / ARV

• ARV (median comp): $127,174
• List price: $150,000
• Delta: 17.95%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
586 Beverly Blvd	0.47mi	2/2.0 (-1)	1,500 (-7%)	8mo	$515,400	$344	55
899 Whisperwood Dr	0.69mi	3/2.5	1,620 (+1%)	12mo	$214,999	$133	54
140 Elm Dr	0.68mi	3/3.0	1,584 (-2%)	22mo	$575,000	$363	43

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: $9,231
• Equity at exit: $39,046

10-year hold

• IRR: 10.8%
• Equity multiple: 2.10×
• Total profit: $46,121
• Equity at exit: $43,473

Cash invested: $42,000 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,666 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$41 /mo · $498/yr
• Insurance: −$62
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$20
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $280

Break-even live

Break-even rent $1,311

Max offer price $150,000

Occupancy floor 78%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
947 Yaupon Cove Dr Onalaska, TX	4.0	2.0	1170	$2,000	$1.71	11d	1	1.14mi
126 Holly Rdg Onalaska, TX	4.0	2.0	1510	$1,350	$0.89	44d	1	1.38mi

HOA detail

• Monthly dues: $20 · $240/yr
• Likely covers: watersewerinternetlandscaping

Listing history 25 events

1. 2026-06-19
   days on market $150,000 Active 150 DOM
2. 2026-06-18
   days on market $150,000 Active 149 DOM
3. 2026-06-17
   days on market $150,000 Active 148 DOM
4. 2026-06-16
   days on market $150,000 Active 147 DOM
5. 2026-06-15
   days on market $150,000 Active 146 DOM
6. 2026-06-14
   days on market $150,000 Active 144 DOM
7. 2026-06-13
   days on market $150,000 Active 143 DOM
8. 2026-06-10
   days on market $150,000 Active 141 DOM
9. 2026-06-09
   days on market $150,000 Active 140 DOM
10. 2026-06-08
    days on market $150,000 Active 139 DOM
11. 2026-06-07
    days on market $150,000 Active 138 DOM
12. 2026-06-05
    days on market $150,000 Active 135 DOM
13. 2026-06-03
    days on market $150,000 Active 134 DOM
14. 2026-06-02
    days on market $150,000 Active 133 DOM
15. 2026-06-01
    days on market $150,000 Active 132 DOM
16. 2026-05-31
    days on market $150,000 Active 131 DOM
17. 2026-05-30
    days on market $150,000 Active 130 DOM
18. 2026-02-24
    price $150,000 915-char remark

    Show marketing remark (921 chars)

    Welcome to this charming 3-bedroom, 2-bath home in a well-established lake community with mature trees and beautiful landscaping. Set on three fully fenced lots, this property offers space and privacy. The home includes a large enclosed sunroom, a dedicated office, and a spacious wrap-around porch for relaxing or entertaining. A detached 2-car garage (21x19) is paired with an additional 2-car carport (21x19), offering plenty of covered parking. There’s also a 27x19 powered workshop with an 8-foot high by 10-foot wide roll-up door, plus another 2-car carport (21x19) ideal for boat or RV storage. Perfect as a weekend retreat or full-time residence, this affordable home includes private access to a park, playground, and a free boat launch just two minutes away. The property is on city sewer and water, with a deepwater well and irrigation system. Fiber optic internet is available in the neighborhood.

19. 2026-02-24
    price $150,000 921-char remark

    Show marketing remark (921 chars)

    Welcome to this charming 3-bedroom, 2-bath home in a well-established lake community with mature trees and beautiful landscaping. Set on three fully fenced lots, this property offers space and privacy. The home includes a large enclosed sunroom, a dedicated office, and a spacious wrap-around porch for relaxing or entertaining. A detached 2-car garage (21x19) is paired with an additional 2-car carport (21x19), offering plenty of covered parking. There’s also a 27x19 powered workshop with an 8-foot high by 10-foot wide roll-up door, plus another 2-car carport (21x19) ideal for boat or RV storage. Perfect as a weekend retreat or full-time residence, this affordable home includes private access to a park, playground, and a free boat launch just two minutes away. The property is on city sewer and water, with a deepwater well and irrigation system. Fiber optic internet is available in the neighborhood.

20. 2026-01-20
    listed $165,000 Active 915-char remark

    Show marketing remark (921 chars)

    Welcome to this charming 3-bedroom, 2-bath home in a well-established lake community with mature trees and beautiful landscaping. Set on three fully fenced lots, this property offers space and privacy. The home includes a large enclosed sunroom, a dedicated office, and a spacious wrap-around porch for relaxing or entertaining. A detached 2-car garage (21x19) is paired with an additional 2-car carport (21x19), offering plenty of covered parking. There’s also a 27x19 powered workshop with an 8-foot high by 10-foot wide roll-up door, plus another 2-car carport (21x19) ideal for boat or RV storage. Perfect as a weekend retreat or full-time residence, this affordable home includes private access to a park, playground, and a free boat launch just two minutes away. The property is on city sewer and water, with a deepwater well and irrigation system. Fiber optic internet is available in the neighborhood.

21. 2026-01-20
    listed $165,000 Active 921-char remark

    Show marketing remark (921 chars)

    Welcome to this charming 3-bedroom, 2-bath home in a well-established lake community with mature trees and beautiful landscaping. Set on three fully fenced lots, this property offers space and privacy. The home includes a large enclosed sunroom, a dedicated office, and a spacious wrap-around porch for relaxing or entertaining. A detached 2-car garage (21x19) is paired with an additional 2-car carport (21x19), offering plenty of covered parking. There’s also a 27x19 powered workshop with an 8-foot high by 10-foot wide roll-up door, plus another 2-car carport (21x19) ideal for boat or RV storage. Perfect as a weekend retreat or full-time residence, this affordable home includes private access to a park, playground, and a free boat launch just two minutes away. The property is on city sewer and water, with a deepwater well and irrigation system. Fiber optic internet is available in the neighborhood.

22. 2025-12-31
    historical
23. 2025-07-17
    listed $165,000 Active
24. 2025-07-16
    listed $165,000 Active
25. 2000-04-12
    soldstatus

ⓘ 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: $498 · $41/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$2,247/yr (+$187/mo · 451.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 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: $19,987
• − Mortgage interest: −$8,402
• − Property taxes: −$498
• − Insurance: −$2,252
• − Repairs & maintenance: −$1,599
• − Management: −$1,599
• − HOA: −$240
• − Depreciation: −$4,364
• Taxable income: $1,033
• Est. tax owed @ 24.0%: −$248
• After-tax cash flow: $3,112/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

-9.1% since first listed

8 events — show timeline

• 2026-02-24 Price Changed $150,000 BCSRMLS
• 2026-02-24 Price Changed $150,000 HARMLS
• 2026-01-20 Listed $165,000 BCSRMLS
• 2026-01-20 Listed $165,000 HARMLS
• 2025-12-31 Listing Removed — HARMLS
• 2025-07-17 Listed $165,000 BCSRMLS
• 2025-07-16 Listed $165,000 HARMLS
• 2000-04-12 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $498 · +4.2% YoY. Source: county tax records.