217 Hollow Oak · Cedar Point, TX 77351

$193,900

3 bd · 2.0 ba · 1,418 sqft · SingleFamily public records · 224 Days on market

Built 2022 4,408 sqft lot $137/sqft · at area comps Est $203k · at est. $57/mo HOA · 3% of rent ↓ 12% since listing

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Why this score? — see what drove the D+ 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 +16.7/30.0
• ARV discount +9.4/15.0
• DSCR +5.2/10.0
• Schools +4.1/10.0
• 1% rule +3.7/10.0
• 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

Seller offering $5,000 in seller credit. Built in 2022, better than new, this residence is designed for comfort and functionality situated in Cedar Point subdivision with amenities that includes a community swimming pool, clubhouse, and a boat ramp that provides exclusive access to the serene shores of Lake Livingston. This beautifully crafted home encompasses 4 generous bedrooms and 2 full baths. Step through the front door into an inviting and spacious open-concept living area, where natural light pours in through large windows. Venture outside to discover a fully fenced backyard. Gutters have been installed. Oversized paved back patio ensures low-maintenance and a perfect space for entertaining family and guests!

Key facts

• Clubhouse
• Exclusive access
• Boat ramp

Tags

• CEDAR POINT SUBDIVISION
• COMMUNITY SWIMMING POOL
• CLUBHOUSE
• BOAT RAMP
• EXCLUSIVE ACCESS
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $194k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (13.4% below list).
• Recommended offer: $168k (13.4% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.5% 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: 1202 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).
• This rent runs 30% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 224 days — a 12% lower offer ($171k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,918 (13.4% below list)

Questions for the listing agent

1. It's been on market 224 days. Have you received any prior offers? Is the seller open to a 13% 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 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.65%
• DSCR: 1.12
• GRM: 9.6

CMA / ARV

• ARV (median comp): $202,635
• List price: $193,900
• Delta: -4.31%
• 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
848 Plum Tree Cir	0.32mi	2/2.0 (-1)	1,421 (+0%)	15mo	$328,000	$231	67
478 Goldenrod	0.32mi	3/2.0	1,419 (+0%)	23mo	$250,000	$176	66
347 Mesquite	0.22mi	3/2.0	1,568 (+11%)	16mo	$189,900	$121	58
278 Mesquite	0.27mi	3/2.0	1,312 (-8%)	22mo	$255,000	$194	57
217 Bluebonnet	0.52mi	3/2.0	1,402 (-1%)	21mo	$115,000	$82	57
130 Iris	0.50mi	3/2.0	1,390 (-2%)	22mo	$220,000	$158	55
725 Cedar Point Dr	0.16mi	4/2.0 (+1)	1,568 (+11%)	19mo	$224,990	$143	54
263 Sandy Ridge Dr	0.66mi	2/2.0 (-1)	1,500 (+6%)	3mo	$204,900	$137	52
154 Red Clover	0.57mi	4/2.0 (+1)	1,384 (-2%)	15mo	$227,000	$164	52
176 Ricky Rd	0.74mi	3/2.0	1,475 (+4%)	9mo	$255,000	$173	51
200 Harbor Light Dr	0.55mi	2/2.0 (-1)	1,377 (-3%)	17mo	$155,000	$113	50

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: -12.2%
• Equity multiple: 0.56×
• Total profit: $-23,850
• Equity at exit: $28,911

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-11,178
• Equity at exit: $16,765

Cash invested: $54,292 (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: 1202
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,679 medium
• Mortgage (P&I): −$1,017
• Tax from tax record: −$52 /mo · $626/yr
• Insurance: −$81
• HOA: −$57
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $120

Break-even live

Break-even rent $1,528

Max offer price $193,900

Occupancy floor 88%

Sensitivity live

Price	-10% $230	-5% $175	+0% $120	+5% $65	+10% $10
Rent	-10% $-13	-5% $53	+0% $120	+5% $186	+10% $252
Rate	-1.0pp $217	-0.5pp $169	base $120	+0.5pp $69	+1.0pp $18

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: $48,475
• Closing costs: $5,817
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
236 Bluebonnet Livingston, TX	4.0	2.0	1603	$1,795	$1.12	14d	1	0.50mi
164 Red Clover Livingston, TX	3.0	2.0	1600	$1,500	$0.94	12d	1	0.56mi

HOA detail

• Monthly dues: $57 · $684/yr
• Likely covers: pool

Listing history 37 events

1. 2026-06-08
   days on market $193,900 Active 224 DOM
2. 2026-06-07
   days on market $193,900 Active 223 DOM
3. 2026-06-05
   days on market $193,900 Active 220 DOM
4. 2026-06-03
   days on market $193,900 Active 219 DOM
5. 2026-06-02
   days on market $193,900 Active 218 DOM
6. 2026-06-01
   days on market $193,900 Active 217 DOM
7. 2026-05-31
   days on market $193,900 Active 216 DOM
8. 2026-05-30
   days on market $193,900 Active 215 DOM
9. 2026-04-14
   price $193,900 725-char remark

   Show marketing remark (725 chars)

   Seller offering $5,000 in seller credit. Built in 2022, better than new, this residence is designed for comfort and functionality situated in Cedar Point subdivision with amenities that includes a community swimming pool, clubhouse, and a boat ramp that provides exclusive access to the serene shores of Lake Livingston. This beautifully crafted home encompasses 4 generous bedrooms and 2 full baths. Step through the front door into an inviting and spacious open-concept living area, where natural light pours in through large windows. Venture outside to discover a fully fenced backyard. Gutters have been installed. Oversized paved back patio ensures low-maintenance and a perfect space for entertaining family and guests!

10. 2025-12-09
    price $194,900 725-char remark

    Show marketing remark (725 chars)

    Seller offering $5,000 in seller credit. Built in 2022, better than new, this residence is designed for comfort and functionality situated in Cedar Point subdivision with amenities that includes a community swimming pool, clubhouse, and a boat ramp that provides exclusive access to the serene shores of Lake Livingston. This beautifully crafted home encompasses 4 generous bedrooms and 2 full baths. Step through the front door into an inviting and spacious open-concept living area, where natural light pours in through large windows. Venture outside to discover a fully fenced backyard. Gutters have been installed. Oversized paved back patio ensures low-maintenance and a perfect space for entertaining family and guests!

11. 2025-11-25
    status Active 725-char remark

    Show marketing remark (725 chars)

    Seller offering $5,000 in seller credit. Built in 2022, better than new, this residence is designed for comfort and functionality situated in Cedar Point subdivision with amenities that includes a community swimming pool, clubhouse, and a boat ramp that provides exclusive access to the serene shores of Lake Livingston. This beautifully crafted home encompasses 4 generous bedrooms and 2 full baths. Step through the front door into an inviting and spacious open-concept living area, where natural light pours in through large windows. Venture outside to discover a fully fenced backyard. Gutters have been installed. Oversized paved back patio ensures low-maintenance and a perfect space for entertaining family and guests!

12. 2025-11-24
    status Pending 725-char remark

    Show marketing remark (725 chars)

    Seller offering $5,000 in seller credit. Built in 2022, better than new, this residence is designed for comfort and functionality situated in Cedar Point subdivision with amenities that includes a community swimming pool, clubhouse, and a boat ramp that provides exclusive access to the serene shores of Lake Livingston. This beautifully crafted home encompasses 4 generous bedrooms and 2 full baths. Step through the front door into an inviting and spacious open-concept living area, where natural light pours in through large windows. Venture outside to discover a fully fenced backyard. Gutters have been installed. Oversized paved back patio ensures low-maintenance and a perfect space for entertaining family and guests!

13. 2025-11-13
    status Pending 725-char remark

    Show marketing remark (725 chars)

    Seller offering $5,000 in seller credit. Built in 2022, better than new, this residence is designed for comfort and functionality situated in Cedar Point subdivision with amenities that includes a community swimming pool, clubhouse, and a boat ramp that provides exclusive access to the serene shores of Lake Livingston. This beautifully crafted home encompasses 4 generous bedrooms and 2 full baths. Step through the front door into an inviting and spacious open-concept living area, where natural light pours in through large windows. Venture outside to discover a fully fenced backyard. Gutters have been installed. Oversized paved back patio ensures low-maintenance and a perfect space for entertaining family and guests!

14. 2025-11-04
    price $197,000 725-char remark

    Show marketing remark (725 chars)

    Seller offering $5,000 in seller credit. Built in 2022, better than new, this residence is designed for comfort and functionality situated in Cedar Point subdivision with amenities that includes a community swimming pool, clubhouse, and a boat ramp that provides exclusive access to the serene shores of Lake Livingston. This beautifully crafted home encompasses 4 generous bedrooms and 2 full baths. Step through the front door into an inviting and spacious open-concept living area, where natural light pours in through large windows. Venture outside to discover a fully fenced backyard. Gutters have been installed. Oversized paved back patio ensures low-maintenance and a perfect space for entertaining family and guests!

15. 2025-10-25
    listed $199,000 Active 725-char remark

    Show marketing remark (725 chars)

    Seller offering $5,000 in seller credit. Built in 2022, better than new, this residence is designed for comfort and functionality situated in Cedar Point subdivision with amenities that includes a community swimming pool, clubhouse, and a boat ramp that provides exclusive access to the serene shores of Lake Livingston. This beautifully crafted home encompasses 4 generous bedrooms and 2 full baths. Step through the front door into an inviting and spacious open-concept living area, where natural light pours in through large windows. Venture outside to discover a fully fenced backyard. Gutters have been installed. Oversized paved back patio ensures low-maintenance and a perfect space for entertaining family and guests!

16. 2025-07-14
    historical
17. 2025-06-12
    price $199,900
18. 2025-05-17
    price $205,000
19. 2025-04-02
    price $210,000
20. 2025-03-01
    price $215,000
21. 2025-03-01
    status Active
22. 2025-01-02
    historical
23. 2024-09-09
    price $212,000
24. 2024-08-09
    price $218,000
25. 2024-07-31
    listed $220,000 Active
26. 2023-07-17
    historical
27. 2023-05-04
    listed $183,990 Active
28. 2023-03-22
    historical
29. 2023-01-12
    price $182,990
30. 2022-12-02
    price $179,990
31. 2022-11-29
    price $187,990
32. 2022-11-18
    price $192,990
33. 2022-11-17
    price $194,990
34. 2022-11-08
    price $199,990
35. 2022-11-02
    price $207,990
36. 2022-10-12
    price $212,990
37. 2022-09-22
    listed $219,990 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: $626 · $52/mo
• Projected year-2 tax: $3,548 · $296/mo
• Expected delta: +$2,922/yr (+$244/mo · 466.6%)

ⓘ 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 · 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: $20,150
• − Mortgage interest: −$10,861
• − Property taxes: −$626
• − Insurance: −$970
• − Repairs & maintenance: −$1,612
• − Management: −$1,612
• − HOA: −$684
• − Depreciation: −$5,641
• Taxable loss: −$1,856
• Est. tax savings @ 24.0%: +$445
• After-tax cash flow: $1,882/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

-11.9% since first listed

29 events — show timeline

• 2026-04-14 Price Changed $193,900 HARMLS
• 2025-12-09 Price Changed $194,900 HARMLS
• 2025-11-25 Relisted — HARMLS
• 2025-11-24 Pending — HARMLS
• 2025-11-13 Pending — HARMLS
• 2025-11-04 Price Changed $197,000 HARMLS
• 2025-10-25 Listed $199,000 HARMLS
• 2025-07-14 Listing Removed — HARMLS
• 2025-06-12 Price Changed $199,900 HARMLS
• 2025-05-17 Price Changed $205,000 HARMLS
• 2025-04-02 Price Changed $210,000 HARMLS
• 2025-03-01 Price Changed $215,000 HARMLS
• 2025-03-01 Relisted — HARMLS
• 2025-01-02 Listing Removed — HARMLS
• 2024-09-09 Price Changed $212,000 HARMLS
• 2024-08-09 Price Changed $218,000 HARMLS
• 2024-07-31 Listed $220,000 HARMLS
• 2023-07-17 Listing Removed — HARMLS
• 2023-05-04 Listed $183,990 HARMLS
• 2023-03-22 Listing Removed — HARMLS
• 2023-01-12 Price Changed $182,990 HARMLS
• 2022-12-02 Price Changed $179,990 HARMLS
• 2022-11-29 Price Changed $187,990 HARMLS
• 2022-11-18 Price Changed $192,990 HARMLS
• 2022-11-17 Price Changed $194,990 HARMLS
• 2022-11-08 Price Changed $199,990 HARMLS
• 2022-11-02 Price Changed $207,990 HARMLS
• 2022-10-12 Price Changed $212,990 HARMLS
• 2022-09-22 Listed $219,990 HARMLS

Property tax history

+21.1%/yr

Latest (2025): $626 · -82.0% YoY. Source: county tax records.