251 Ramp Way · Onalaska, TX 75862

$55,000

2 bd · 2.0 ba · 756 sqft · Manufactured public records · 16 Days on market

Built 1974 5,039 sqft lot $73/sqft · 29% below area Est $77k · 29% under $17/mo HOA · 2% of rent

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.7/10.0
• Schools +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Lake View singlewide mobile home located in Camp Branch Acres 2 Bedroom 2Bath with large porch and a nice deck with lake view.

Key facts

• Nice deck
• Lake view
• Large porch

Tags

• LAKE VIEW
• LARGE PORCH
• NICE DECK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.7% 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.
• Groveton ISD (rural): math 45% / reading 46% proficiency, ranked #281 of 826 in TX (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 468 active listings in the ZIP; 1 units permitted in Trinity County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $96 of equity ($380 loan paydown + $-284 appreciation (-0.5% local appreciation)).
• Trinity County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $55k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $55k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $54,175 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.82% ✓
• Cap rate: 15.72%
• Cash-on-cash: 33.66%
• DSCR: 2.50
• GRM: 4.6

CMA / ARV

• ARV (median comp): $77,178
• List price: $55,000
• Delta: -28.74%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-0.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.5%
• Equity multiple: 2.60×
• Total profit: $24,580
• Equity at exit: $14,563

10-year hold

• IRR: 37.5%
• Equity multiple: 5.06×
• Total profit: $62,591
• Equity at exit: $16,419

Cash invested: $15,400 (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 75862

• Home prices YoY: -0.3%
• Active inventory: 468
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$30 /mo · $361/yr
• Insurance: −$23
• HOA: −$17
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $432

Break-even live

Break-even rent $454

Max offer price $55,000

Occupancy floor 52%

Sensitivity live

Price	-10% $463	-5% $447	+0% $432	+5% $416	+10% $401
Rent	-10% $353	-5% $392	+0% $432	+5% $471	+10% $511
Rate	-1.0pp $460	-0.5pp $446	base $432	+0.5pp $418	+1.0pp $403

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 27 events

1. 2026-06-19
   days on market $55,000 Active 16 DOM
2. 2026-06-18
   days on market $55,000 Active 15 DOM
3. 2026-06-17
   days on market $55,000 Active 14 DOM
4. 2026-06-16
   days on market $55,000 Active 13 DOM
5. 2026-06-15
   days on market $55,000 Active 12 DOM
6. 2026-06-14
   days on market $55,000 Active 10 DOM
7. 2026-06-13
   days on market $55,000 Active 9 DOM
8. 2026-06-10
   days on market $55,000 Active 7 DOM
9. 2026-06-09
   days on market $55,000 Active 6 DOM
10. 2026-06-08
    days on market $55,000 Active 5 DOM
11. 2026-06-07
    days on market $55,000 Active 4 DOM
12. 2026-06-05
    days on marketlisting id $55,000 Active 1 DOM
13. 2026-05-31
    days on market $55,000 Active 205 DOM
14. 2026-05-30
    days on market $55,000 Active 204 DOM
15. 2026-04-22
    price $55,000 126-char remark

    Show marketing remark (126 chars)

    Lake View singlewide mobile home located in Camp Branch Acres 2 Bedroom 2Bath with large porch and a nice deck with lake view.

16. 2026-02-03
    price $65,000 126-char remark

    Show marketing remark (126 chars)

    Lake View singlewide mobile home located in Camp Branch Acres 2 Bedroom 2Bath with large porch and a nice deck with lake view.

17. 2025-12-13
    price $85,000 126-char remark

    Show marketing remark (126 chars)

    Lake View singlewide mobile home located in Camp Branch Acres 2 Bedroom 2Bath with large porch and a nice deck with lake view.

18. 2025-12-04
    price $95,000 126-char remark

    Show marketing remark (126 chars)

    Lake View singlewide mobile home located in Camp Branch Acres 2 Bedroom 2Bath with large porch and a nice deck with lake view.

19. 2025-11-08
    historical $1,100
20. 2025-11-07
    listed $110,000 Active 126-char remark

    Show marketing remark (126 chars)

    Lake View singlewide mobile home located in Camp Branch Acres 2 Bedroom 2Bath with large porch and a nice deck with lake view.

21. 2025-10-26
    listed $1,100
22. 2025-03-03
    historical $1,000
23. 2025-02-27
    listed $1,000
24. 2023-09-05
    soldstatus Sold 444-char remark

    Show marketing remark (444 chars)

    Embrace the potential of this charming fixer-upper on Ramp Way in the heart of Trinity. With a prime location, generous lot, and original features, this property is a renovator's dream. Bring your creativity to restore its allure and make it uniquely yours. Whether you're looking for an investment or a personal project, this fixer-upper offers endless possibilities. Don't miss the opportunity to shape this property into a one-of-a-kind gem!

25. 2023-08-22
    status Pending 444-char remark

    Show marketing remark (444 chars)

    Embrace the potential of this charming fixer-upper on Ramp Way in the heart of Trinity. With a prime location, generous lot, and original features, this property is a renovator's dream. Bring your creativity to restore its allure and make it uniquely yours. Whether you're looking for an investment or a personal project, this fixer-upper offers endless possibilities. Don't miss the opportunity to shape this property into a one-of-a-kind gem!

26. 2023-08-21
    listed $50,000 Active 444-char remark

    Show marketing remark (444 chars)

    Embrace the potential of this charming fixer-upper on Ramp Way in the heart of Trinity. With a prime location, generous lot, and original features, this property is a renovator's dream. Bring your creativity to restore its allure and make it uniquely yours. Whether you're looking for an investment or a personal project, this fixer-upper offers endless possibilities. Don't miss the opportunity to shape this property into a one-of-a-kind gem!

27. 2016-07-20
    soldstatus $25,000

ⓘ 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: $361 · $30/mo
• Projected year-2 tax: $1,006 · $84/mo
• Expected delta: +$645/yr (+$54/mo · 178.8%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate 18% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,006
• − Mortgage interest: −$3,081
• − Property taxes: −$361
• − Insurance: −$275
• − Repairs & maintenance: −$960
• − Management: −$960
• − HOA: −$204
• − Depreciation: −$1,600
• Taxable income: $4,564
• Est. tax owed @ 24.0%: −$1,095
• After-tax cash flow: $4,088/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: Groveton ISD
• NCES district ID: 4821900
• Math proficiency: 45% ▼ -2.00%
• Reading proficiency: 46% ▲ 1.00%
• Median HH income: $36,375
• Composite: 37.76/100
• National rank: #4348
• State rank: #281 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): 10,030

Population outlook (Trinity County) Hauer SSP2

• Today (2025): 13,746 people
• By 2030: 13,333 · -3.0%
• By 2040: 12,542 · -8.8%
• By 2050: 11,942 · -13.1%
• By 2075: 10,871 · -20.9%
• By 2100: 9,784 · -28.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 12% Black 10% Two or more races 7%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 3% Serbian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 9% French/Haitian/Cajun 2%

Political lean MEDSL · Trinity

• 2024 margin: Solid R (+67.0) · D 16.2% · R 83.2%
• 2008→2024 swing: -31.3pp toward R · 2008: -35.7pp · 2024: -67.0pp
• All cycles: 2024: R+67.0 2020: R+61.3 2016: R+59.9 2012: R+46.9 2008: R+35.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.52%
• Current HPI: 174.6638
• 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

+120.0% since first listed

13 events — show timeline

• 2026-04-22 Price Changed $55,000 HARMLS
• 2026-02-03 Price Changed $65,000 HARMLS
• 2025-12-13 Price Changed $85,000 HARMLS
• 2025-12-04 Price Changed $95,000 HARMLS
• 2025-11-08 Rental Removed $1,100 HARMLS
• 2025-11-07 Listed $110,000 HARMLS
• 2025-10-26 Listed for Rent $1,100 HARMLS
• 2025-03-03 Rental Removed $1,000 HARMLS
• 2025-02-27 Listed for Rent $1,000 HARMLS
• 2023-09-05 Sold (MLS) — HARMLS
• 2023-08-22 Pending — HARMLS
• 2023-08-21 Listed $50,000 HARMLS
• 2016-07-20 Sold (Public Records) $25,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $361 · -22.3% YoY. Source: county tax records.