230 Red Bud Ln · Onalaska, TX 77360

$180,000

3 bd · 2.0 ba · 1,196 sqft · SingleFamily public records · 500 Days on market

Built 2022 8,250 sqft lot $151/sqft · at area comps Est $200k · 10% under $17/mo HOA · 1% of rent ↓ 17% 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 +20.0/30.0
• ARV discount +12.0/15.0
• DSCR +6.3/10.0
• 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

Listing remarks MLS

Welcome to 230 Red Bud Lane! This 3/2/1 never lived in home sits on a hill that slopes towards the lake in the homes only section of the Yaupon Cove subdivision. You will be impressed by the home's many wonderful features that provide a light and bright open concept floor plan in the common areas. The home boasts 9' ceilings throughout, granite countertops and recess lighting. The kitchen features ample counter and cabinet space as well as luxurious slow-close cabinets. The spacious primary bedroom offers a generous walk-in closet and ensuite double sink bathroom. The thoughtful floor plan positions the primary bedroom near the laundry room and back porch access. The secondary bedrooms share a hall and secondary bathroom. The neighborhood amenities include a park and a boat launch that is a few minutes walk away. The school is located nearby. This home is a great opportunity for first time buyers, weekenders and/or investors!

Key facts

• Ample counter space
• Recess lighting
• Walk-in closet

Tags

• OPEN CONCEPT FLOOR PLAN
• GRANITE COUNTERTOPS
• RECESS LIGHTING
• AMPLE COUNTER SPACE
• LUXURIOUS SLOW-CLOSE CABINETS
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 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 $149 of equity ($1k loan paydown + $-1k 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 $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 500 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $30k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 500 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: 1.11% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.24%
• DSCR: 1.23
• GRM: 7.5

CMA / ARV

• ARV (median comp): $199,771
• List price: $180,000
• Delta: -9.90%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
141 S Oak Lee Dr S	0.14mi	3/2.0	1,216 (+2%)	15mo	$40,000	$33	78
189 Laurel Cv W	0.09mi	3/2.0	1,124 (-6%)	9mo	$139,000	$124	78
310 Mulberry Cv	0.18mi	2/1.0 (-1)	1,152 (-4%)	10mo	$175,000	$152	68
210 Red Bud Ln	0.03mi	3/2.0	1,356 (+13%)	12mo	$199,000	$147	66
136 Walnut Cv	0.62mi	3/2.0	1,176 (-2%)	8mo	$225,000	$191	62
1290 Yaupon Cove Dr	0.22mi	2/2.0 (-1)	1,076 (-10%)	12mo	$100,000	$93	58
1161 Creeklake Dr	0.30mi	2/2.0 (-1)	1,360 (+14%)	2mo	$350,000	$257	56
134 W Oak Shadows	0.65mi	2/2.0 (-1)	1,206 (+1%)	15mo	$125,000	$104	51
270 Sandy Ln	0.51mi	3/2.0	1,344 (+12%)	15mo	$139,000	$103	43
904 Yaupon Cove Dr	0.54mi	3/1.0	1,100 (-8%)	20mo	$135,000	$123	41
279 Kickapoo Crk	0.73mi	3/1.0	1,300 (+9%)	17mo	$139,000	$107	33

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: 1.6%
• Equity multiple: 1.07×
• Total profit: $3,754
• Equity at exit: $46,855

10-year hold

• IRR: 7.8%
• Equity multiple: 1.79×
• Total profit: $39,738
• Equity at exit: $52,167

Cash invested: $50,400 (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: $2,000 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$324 /mo · $3,890/yr
• Insurance: −$75
• HOA: −$17
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $220

Break-even live

Break-even rent $1,722

Max offer price $180,000

Occupancy floor 84%

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: $45,000
• Closing costs: $5,400
• 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	11d	1	0.49mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 32 events

1. 2026-06-19
   days on market $180,000 Active 500 DOM
2. 2026-06-18
   days on market $180,000 Active 499 DOM
3. 2026-06-17
   days on market $180,000 Active 498 DOM
4. 2026-06-16
   days on market $180,000 Active 497 DOM
5. 2026-06-15
   days on market $180,000 Active 496 DOM
6. 2026-06-14
   days on market $180,000 Active 494 DOM
7. 2026-06-13
   days on market $180,000 Active 493 DOM
8. 2026-06-10
   days on market $180,000 Active 491 DOM
9. 2026-06-09
   days on market $180,000 Active 490 DOM
10. 2026-06-08
    days on market $180,000 Active 489 DOM
11. 2026-06-07
    days on market $180,000 Active 488 DOM
12. 2026-06-05
    days on market $180,000 Active 485 DOM
13. 2026-06-03
    days on market $180,000 Active 484 DOM
14. 2026-06-02
    days on market $180,000 Active 483 DOM
15. 2026-06-01
    days on market $180,000 Active 482 DOM
16. 2026-05-31
    days on market $180,000 Active 481 DOM
17. 2026-05-30
    days on market $180,000 Active 480 DOM
18. 2026-05-20
    price $180,000 939-char remark

    Show marketing remark (939 chars)

    Welcome to 230 Red Bud Lane! This 3/2/1 never lived in home sits on a hill that slopes towards the lake in the homes only section of the Yaupon Cove subdivision. You will be impressed by the home's many wonderful features that provide a light and bright open concept floor plan in the common areas. The home boasts 9' ceilings throughout, granite countertops and recess lighting. The kitchen features ample counter and cabinet space as well as luxurious slow-close cabinets. The spacious primary bedroom offers a generous walk-in closet and ensuite double sink bathroom. The thoughtful floor plan positions the primary bedroom near the laundry room and back porch access. The secondary bedrooms share a hall and secondary bathroom. The neighborhood amenities include a park and a boat launch that is a few minutes walk away. The school is located nearby. This home is a great opportunity for first time buyers, weekenders and/or investors!

19. 2025-11-12
    price $185,000 939-char remark

    Show marketing remark (939 chars)

    Welcome to 230 Red Bud Lane! This 3/2/1 never lived in home sits on a hill that slopes towards the lake in the homes only section of the Yaupon Cove subdivision. You will be impressed by the home's many wonderful features that provide a light and bright open concept floor plan in the common areas. The home boasts 9' ceilings throughout, granite countertops and recess lighting. The kitchen features ample counter and cabinet space as well as luxurious slow-close cabinets. The spacious primary bedroom offers a generous walk-in closet and ensuite double sink bathroom. The thoughtful floor plan positions the primary bedroom near the laundry room and back porch access. The secondary bedrooms share a hall and secondary bathroom. The neighborhood amenities include a park and a boat launch that is a few minutes walk away. The school is located nearby. This home is a great opportunity for first time buyers, weekenders and/or investors!

20. 2025-09-24
    price $195,000 939-char remark

    Show marketing remark (939 chars)

    Welcome to 230 Red Bud Lane! This 3/2/1 never lived in home sits on a hill that slopes towards the lake in the homes only section of the Yaupon Cove subdivision. You will be impressed by the home's many wonderful features that provide a light and bright open concept floor plan in the common areas. The home boasts 9' ceilings throughout, granite countertops and recess lighting. The kitchen features ample counter and cabinet space as well as luxurious slow-close cabinets. The spacious primary bedroom offers a generous walk-in closet and ensuite double sink bathroom. The thoughtful floor plan positions the primary bedroom near the laundry room and back porch access. The secondary bedrooms share a hall and secondary bathroom. The neighborhood amenities include a park and a boat launch that is a few minutes walk away. The school is located nearby. This home is a great opportunity for first time buyers, weekenders and/or investors!

21. 2025-03-12
    status Active 939-char remark

    Show marketing remark (939 chars)

    Welcome to 230 Red Bud Lane! This 3/2/1 never lived in home sits on a hill that slopes towards the lake in the homes only section of the Yaupon Cove subdivision. You will be impressed by the home's many wonderful features that provide a light and bright open concept floor plan in the common areas. The home boasts 9' ceilings throughout, granite countertops and recess lighting. The kitchen features ample counter and cabinet space as well as luxurious slow-close cabinets. The spacious primary bedroom offers a generous walk-in closet and ensuite double sink bathroom. The thoughtful floor plan positions the primary bedroom near the laundry room and back porch access. The secondary bedrooms share a hall and secondary bathroom. The neighborhood amenities include a park and a boat launch that is a few minutes walk away. The school is located nearby. This home is a great opportunity for first time buyers, weekenders and/or investors!

22. 2025-03-06
    status Option Pending 939-char remark

    Show marketing remark (939 chars)

    Welcome to 230 Red Bud Lane! This 3/2/1 never lived in home sits on a hill that slopes towards the lake in the homes only section of the Yaupon Cove subdivision. You will be impressed by the home's many wonderful features that provide a light and bright open concept floor plan in the common areas. The home boasts 9' ceilings throughout, granite countertops and recess lighting. The kitchen features ample counter and cabinet space as well as luxurious slow-close cabinets. The spacious primary bedroom offers a generous walk-in closet and ensuite double sink bathroom. The thoughtful floor plan positions the primary bedroom near the laundry room and back porch access. The secondary bedrooms share a hall and secondary bathroom. The neighborhood amenities include a park and a boat launch that is a few minutes walk away. The school is located nearby. This home is a great opportunity for first time buyers, weekenders and/or investors!

23. 2025-02-20
    price $199,000 939-char remark

    Show marketing remark (939 chars)

    Welcome to 230 Red Bud Lane! This 3/2/1 never lived in home sits on a hill that slopes towards the lake in the homes only section of the Yaupon Cove subdivision. You will be impressed by the home's many wonderful features that provide a light and bright open concept floor plan in the common areas. The home boasts 9' ceilings throughout, granite countertops and recess lighting. The kitchen features ample counter and cabinet space as well as luxurious slow-close cabinets. The spacious primary bedroom offers a generous walk-in closet and ensuite double sink bathroom. The thoughtful floor plan positions the primary bedroom near the laundry room and back porch access. The secondary bedrooms share a hall and secondary bathroom. The neighborhood amenities include a park and a boat launch that is a few minutes walk away. The school is located nearby. This home is a great opportunity for first time buyers, weekenders and/or investors!

24. 2025-01-29
    listed $210,000 Active 939-char remark

    Show marketing remark (939 chars)

    Welcome to 230 Red Bud Lane! This 3/2/1 never lived in home sits on a hill that slopes towards the lake in the homes only section of the Yaupon Cove subdivision. You will be impressed by the home's many wonderful features that provide a light and bright open concept floor plan in the common areas. The home boasts 9' ceilings throughout, granite countertops and recess lighting. The kitchen features ample counter and cabinet space as well as luxurious slow-close cabinets. The spacious primary bedroom offers a generous walk-in closet and ensuite double sink bathroom. The thoughtful floor plan positions the primary bedroom near the laundry room and back porch access. The secondary bedrooms share a hall and secondary bathroom. The neighborhood amenities include a park and a boat launch that is a few minutes walk away. The school is located nearby. This home is a great opportunity for first time buyers, weekenders and/or investors!

25. 2024-12-31
    historical
26. 2024-11-09
    price $215,000
27. 2024-05-28
    listed $219,000 Active
28. 2024-05-01
    historical
29. 2024-04-04
    price $217,000
30. 2023-12-13
    listed $216,995 Active
31. 2023-12-13
    historical
32. 2023-08-14
    listed $216,995 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: $3,890 · $324/mo
• Projected year-2 tax: $3,890 · $324/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 · 25 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: −$10,083
• − Property taxes: −$3,890
• − Insurance: −$900
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − HOA: −$204
• − Depreciation: −$5,236
• Taxable loss: −$153
• Est. tax savings @ 24.0%: +$37
• After-tax cash flow: $2,675/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

-17.0% since first listed

15 events — show timeline

• 2026-05-20 Price Changed $180,000 HARMLS
• 2025-11-12 Price Changed $185,000 HARMLS
• 2025-09-24 Price Changed $195,000 HARMLS
• 2025-03-12 Relisted — HARMLS
• 2025-03-06 Pending — HARMLS
• 2025-02-20 Price Changed $199,000 HARMLS
• 2025-01-29 Listed $210,000 HARMLS
• 2024-12-31 Listing Removed — HARMLS
• 2024-11-09 Price Changed $215,000 HARMLS
• 2024-05-28 Listed $219,000 HARMLS
• 2024-05-01 Listing Removed — HARMLS
• 2024-04-04 Price Changed $217,000 HARMLS
• 2023-12-13 Listing Removed — HARMLS
• 2023-12-13 Listed $216,995 HARMLS
• 2023-08-14 Listed $216,995 HARMLS

Property tax history

+59.7%/yr

Latest (2025): $3,890 · +5.8% YoY. Source: county tax records.