280 Linn St · Onalaska, TX 77360

$120,000

3 bd · 3.0 ba · 1,716 sqft · Manufactured public records · 283 Days on market

Built 1990 $70/sqft · at area comps Est $123k · at est. ↓ 20% 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 +8.7/15.0
• 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 MLS

Real estate flyer design for a property at 280 Linn St, Onalaska, TX 77360. Features: 1990 mobile home with 2 bedrooms and 2 bathrooms on half an acre. Home includes partial deck, window A/C units, and will come with a new range and new water heater at closing. Spacious 2-car garage connected to unfinished rear construction with full bathroom and laundry room. Large fenced backyard with double gate access. Highlight: investment potential, extra space for projects, and privacy.

Key facts

• Full bathroom
• Laundry room
• New water heater

Tags

• NEW RANGE
• NEW WATER HEATER
• SPACIOUS 2 CAR GARAGE
• FULL BATHROOM
• LAUNDRY ROOM
• LARGE FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $627 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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: 352 active listings in the ZIP; 1 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 $100 of equity ($830 loan paydown + $-730 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 $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 283 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 283 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.67% ✓
• Cap rate: 12.56%
• Cash-on-cash: 22.38%
• DSCR: 2.00
• GRM: 5.0

CMA / ARV

• ARV (median comp): $123,337
• List price: $120,000
• Delta: -2.71%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.1%
• Equity multiple: 1.99×
• Total profit: $33,125
• Equity at exit: $31,237

10-year hold

• IRR: 26.0%
• Equity multiple: 3.76×
• Total profit: $92,695
• Equity at exit: $34,778

Cash invested: $33,600 (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: $2,000 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$274 /mo · $3,287/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $627

Break-even live

Break-even rent $1,207

Max offer price $120,000

Occupancy floor 64%

Sensitivity live

Price	-10% $695	-5% $661	+0% $627	+5% $593	+10% $559
Rent	-10% $469	-5% $548	+0% $627	+5% $706	+10% $785
Rate	-1.0pp $687	-0.5pp $657	base $627	+0.5pp $596	+1.0pp $564

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	12d	1	0.46mi

Listing history 23 events

1. 2026-06-21
   days on market $120,000 Active 283 DOM
2. 2026-06-19
   days on market $120,000 Active 281 DOM
3. 2026-06-18
   days on market $120,000 Active 280 DOM
4. 2026-06-17
   days on market $120,000 Active 279 DOM
5. 2026-06-16
   days on market $120,000 Active 278 DOM
6. 2026-06-15
   days on market $120,000 Active 277 DOM
7. 2026-06-14
   days on market $120,000 Active 275 DOM
8. 2026-06-13
   days on market $120,000 Active 274 DOM
9. 2026-06-10
   days on market $120,000 Active 272 DOM
10. 2026-06-09
    days on market $120,000 Active 271 DOM
11. 2026-06-08
    days on market $120,000 Active 270 DOM
12. 2026-06-07
    days on market $120,000 Active 269 DOM
13. 2026-06-05
    days on market $120,000 Active 266 DOM
14. 2026-06-03
    days on market $120,000 Active 265 DOM
15. 2026-06-02
    days on market $120,000 Active 264 DOM
16. 2026-06-01
    days on market $120,000 Active 263 DOM
17. 2026-05-31
    days on market $120,000 Active 262 DOM
18. 2026-05-30
    days on market $120,000 Active 261 DOM
19. 2026-03-27
    price $120,000 481-char remark

    Show marketing remark (481 chars)

    Real estate flyer design for a property at 280 Linn St, Onalaska, TX 77360. Features: 1990 mobile home with 2 bedrooms and 2 bathrooms on half an acre. Home includes partial deck, window A/C units, and will come with a new range and new water heater at closing. Spacious 2-car garage connected to unfinished rear construction with full bathroom and laundry room. Large fenced backyard with double gate access. Highlight: investment potential, extra space for projects, and privacy.

20. 2026-01-05
    price $140,000 481-char remark

    Show marketing remark (481 chars)

    Real estate flyer design for a property at 280 Linn St, Onalaska, TX 77360. Features: 1990 mobile home with 2 bedrooms and 2 bathrooms on half an acre. Home includes partial deck, window A/C units, and will come with a new range and new water heater at closing. Spacious 2-car garage connected to unfinished rear construction with full bathroom and laundry room. Large fenced backyard with double gate access. Highlight: investment potential, extra space for projects, and privacy.

21. 2025-09-11
    listed $150,000 Active 481-char remark

    Show marketing remark (481 chars)

    Real estate flyer design for a property at 280 Linn St, Onalaska, TX 77360. Features: 1990 mobile home with 2 bedrooms and 2 bathrooms on half an acre. Home includes partial deck, window A/C units, and will come with a new range and new water heater at closing. Spacious 2-car garage connected to unfinished rear construction with full bathroom and laundry room. Large fenced backyard with double gate access. Highlight: investment potential, extra space for projects, and privacy.

22. 2021-02-09
    soldstatus
23. 2005-04-29
    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: $3,287 · $274/mo
• Projected year-2 tax: $3,287 · $274/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 5/10 Major
• 🌡 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: $24,000
• − Mortgage interest: −$6,722
• − Property taxes: −$3,287
• − Insurance: −$600
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$3,491
• Taxable income: $6,060
• Est. tax owed @ 24.0%: −$1,454
• After-tax cash flow: $6,067/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

-20.0% since first listed

5 events — show timeline

• 2026-03-27 Price Changed $120,000 HARMLS
• 2026-01-05 Price Changed $140,000 HARMLS
• 2025-09-11 Listed $150,000 HARMLS
• 2021-02-09 Sold (Public Records) — Public Records
• 2005-04-29 Sold (Public Records) — Public Records

Property tax history

+12.6%/yr

Latest (2025): $3,287 · +13.8% YoY. Source: county tax records.