220 Acorn · Cedar Point, TX 77351

$125,000

3 bd · 2.0 ba · 910 sqft · Manufactured public records · 236 Days on market

Built 1976 6,368 sqft lot $137/sqft · 391% above area $54/mo HOA · 4% of rent

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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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Lake Livingston Retreat on 3 Lots in a Gated Community! Discover this lovely 2-bedroom, 2-bath home nestled on three beautiful lots in a peaceful gated Lake Livingston community! This property offers plenty of space inside and out, featuring a large back porch, two driveways, and a full security system with 9 cameras inside and outside for added peace of mind. The roof was recovered about 6 months ago, giving you confidence and value in your investment. Enjoy the neighborhood amenities including a community pool, park, fishing pier, and two boat ramps—perfect for relaxing weekends and days spent on the water. Whether you’re looking for a full-time residence or a weekend getaway, 220 Acorn offers comfort, convenience, and a true taste of lake living in a secure, friendly community just minutes from town! ? Schedule you're showing today with your realtor and come experience all this home has to offer! ?

Key facts

• Gated community
• Fishing pier
• Community pool

Tags

• LAKE LIVINGSTON RETREAT
• GATED COMMUNITY
• LARGE BACK PORCH
• FULL SECURITY SYSTEM
• COMMUNITY POOL
• FISHING PIER

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $287 ($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 9.0% vs local median 3.8% in Cedar Point — 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 49/100 on livability (#1,509 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute 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.
• Market conditions: 1186 active listings in the ZIP; 769 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Polk County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 236 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/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 236 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 1976 — 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 F-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. 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: 1.10% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.84%
• DSCR: 1.44
• GRM: 7.6

CMA / ARV

• ARV (median comp): $25,435
• List price: $125,000
• Delta: 391.45%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
390 Goldenrod	0.35mi	2/2.0 (-1)	924 (+2%)	8mo	$26,000	$28	69

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-2,002
• Equity at exit: $18,638

10-year hold

• IRR: 8.2%
• Equity multiple: 1.62×
• Total profit: $21,715
• Equity at exit: $10,808

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 77351

• Home prices YoY: -14.8%
• Active inventory: 1186
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,379 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$41 /mo · $491/yr
• Insurance: −$52
• HOA: −$54
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $287

Break-even live

Break-even rent $1,016

Max offer price $125,000

Occupancy floor 74%

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: —

HOA detail

• Monthly dues: $54 · $648/yr
• Likely covers: waterpoolsecurity

Listing history 21 events

1. 2026-06-19
   days on market $125,000 Active 236 DOM
2. 2026-06-18
   days on market $125,000 Active 235 DOM
3. 2026-06-17
   days on market $125,000 Active 234 DOM
4. 2026-06-16
   days on market $125,000 Active 233 DOM
5. 2026-06-15
   days on market $125,000 Active 232 DOM
6. 2026-06-14
   days on market $125,000 Active 230 DOM
7. 2026-06-13
   days on market $125,000 Active 229 DOM
8. 2026-06-10
   days on market $125,000 Active 227 DOM
9. 2026-06-09
   days on market $125,000 Active 226 DOM
10. 2026-06-08
    days on market $125,000 Active 225 DOM
11. 2026-06-07
    days on market $125,000 Active 224 DOM
12. 2026-06-05
    days on market $125,000 Active 221 DOM
13. 2026-06-03
    days on market $125,000 Active 220 DOM
14. 2026-06-02
    days on market $125,000 Active 219 DOM
15. 2026-06-01
    days on market $125,000 Active 218 DOM
16. 2026-05-31
    days on market $125,000 Active 217 DOM
17. 2026-05-30
    days on market $125,000 Active 216 DOM
18. 2025-10-27
    status Active 945-char remark

    Show marketing remark (945 chars)

    Charming Lake Livingston Retreat on 3 Lots in a Gated Community! Discover this lovely 2-bedroom, 2-bath home nestled on three beautiful lots in a peaceful gated Lake Livingston community! This property offers plenty of space inside and out, featuring a large back porch, two driveways, and a full security system with 9 cameras inside and outside for added peace of mind. The roof was recovered about 6 months ago, giving you confidence and value in your investment. Enjoy the neighborhood amenities including a community pool, park, fishing pier, and two boat ramps—perfect for relaxing weekends and days spent on the water. Whether you’re looking for a full-time residence or a weekend getaway, 220 Acorn offers comfort, convenience, and a true taste of lake living in a secure, friendly community just minutes from town! ? Schedule you're showing today with your realtor and come experience all this home has to offer! ?

19. 2025-10-27
    price $125,000 945-char remark

    Show marketing remark (945 chars)

    Charming Lake Livingston Retreat on 3 Lots in a Gated Community! Discover this lovely 2-bedroom, 2-bath home nestled on three beautiful lots in a peaceful gated Lake Livingston community! This property offers plenty of space inside and out, featuring a large back porch, two driveways, and a full security system with 9 cameras inside and outside for added peace of mind. The roof was recovered about 6 months ago, giving you confidence and value in your investment. Enjoy the neighborhood amenities including a community pool, park, fishing pier, and two boat ramps—perfect for relaxing weekends and days spent on the water. Whether you’re looking for a full-time residence or a weekend getaway, 220 Acorn offers comfort, convenience, and a true taste of lake living in a secure, friendly community just minutes from town! ? Schedule you're showing today with your realtor and come experience all this home has to offer! ?

20. 2025-10-24
    historical 945-char remark

    Show marketing remark (945 chars)

    Charming Lake Livingston Retreat on 3 Lots in a Gated Community! Discover this lovely 2-bedroom, 2-bath home nestled on three beautiful lots in a peaceful gated Lake Livingston community! This property offers plenty of space inside and out, featuring a large back porch, two driveways, and a full security system with 9 cameras inside and outside for added peace of mind. The roof was recovered about 6 months ago, giving you confidence and value in your investment. Enjoy the neighborhood amenities including a community pool, park, fishing pier, and two boat ramps—perfect for relaxing weekends and days spent on the water. Whether you’re looking for a full-time residence or a weekend getaway, 220 Acorn offers comfort, convenience, and a true taste of lake living in a secure, friendly community just minutes from town! ? Schedule you're showing today with your realtor and come experience all this home has to offer! ?

21. 2025-10-23
    listed $125,500 Active 945-char remark

    Show marketing remark (945 chars)

    Charming Lake Livingston Retreat on 3 Lots in a Gated Community! Discover this lovely 2-bedroom, 2-bath home nestled on three beautiful lots in a peaceful gated Lake Livingston community! This property offers plenty of space inside and out, featuring a large back porch, two driveways, and a full security system with 9 cameras inside and outside for added peace of mind. The roof was recovered about 6 months ago, giving you confidence and value in your investment. Enjoy the neighborhood amenities including a community pool, park, fishing pier, and two boat ramps—perfect for relaxing weekends and days spent on the water. Whether you’re looking for a full-time residence or a weekend getaway, 220 Acorn offers comfort, convenience, and a true taste of lake living in a secure, friendly community just minutes from town! ? Schedule you're showing today with your realtor and come experience all this home has to offer! ?

ⓘ 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: $491 · $41/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$1,797/yr (+$150/mo · 366.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 23 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: $16,547
• − Mortgage interest: −$7,002
• − Property taxes: −$491
• − Insurance: −$625
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − HOA: −$648
• − Depreciation: −$3,636
• Taxable income: $1,498
• Est. tax owed @ 24.0%: −$359
• After-tax cash flow: $3,083/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 — Cedar Point

• Score: 49/100
• State rank: #1509
• US rank: #25794

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cedar Point, TX
• County: Polk County · 37,143 people
• Metro: nan
• Population (ZIP): 37,143
• Household income: $66,834
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 608.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Two or more races 9% Black 8% Native American 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 2% Italian 2% Portuguese 2%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 10%

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: ▼ -31.11%
• Current HPI: 178.5316
• Rent YoY: —
• Metro: nan
• 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

-0.4% since first listed

4 events — show timeline

• 2025-10-27 Relisted — HARMLS
• 2025-10-27 Price Changed $125,000 HARMLS
• 2025-10-24 Listing Removed — HARMLS
• 2025-10-23 Listed $125,500 HARMLS

Property tax history

+9.5%/yr

Latest (2025): $491 · +9.3% YoY. Source: county tax records.