210 Magnolia Cv · Onalaska, TX 77360

$79,500

1 bd · 2.0 ba · 1,485 sqft · Manufactured public records · 203 Days on market

Built 1990 6,599 sqft lot $54/sqft · 41% below area Est $134k · 41% under $8/mo HOA · 1% of rent ↓ 16% since listing

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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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• 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

Cute cottage style home with one bedroom and extra room that can be used for secondary bedroom. Spacious den and oversized kitchen with island beautiful wood cabinets. Two bathrooms. completely fenced yard. Quiet area. Oversized garage covered back patio. This is an ESTATE. the roof is approx 4-5 yrs old and water heater replaced this year.

Key facts

• Oversized kitchen
• Extra room
• Covered back patio

Tags

• COTTAGE STYLE HOME
• EXTRA ROOM
• OVERSIZED KITCHEN
• COMPLETELY FENCED YARD
• COVERED BACK PATIO

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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; 769 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $66 of equity ($550 loan paydown + $-484 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 203 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: severe wind risk, 98% 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 $69,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 203 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. 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 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.44% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.88%
• DSCR: 1.66
• GRM: 5.8

CMA / ARV

• ARV (median comp): $134,061
• List price: $79,500
• Delta: -40.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.7%
• Equity multiple: 1.59×
• Total profit: $13,074
• Equity at exit: $20,694

10-year hold

• IRR: 18.2%
• Equity multiple: 2.90×
• Total profit: $42,249
• Equity at exit: $23,040

Cash invested: $22,260 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,144 medium
• Mortgage (P&I): −$417
• Tax from tax record: −$169 /mo · $2,034/yr
• Insurance: −$33
• HOA: −$8
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $276

Break-even live

Break-even rent $794

Max offer price $79,500

Occupancy floor 71%

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $8 · $96/yr
• Likely covers: water

Listing history 20 events

1. 2026-06-19
   days on market $79,500 Active 203 DOM
2. 2026-06-18
   days on market $79,500 Active 202 DOM
3. 2026-06-17
   days on market $79,500 Active 201 DOM
4. 2026-06-16
   days on market $79,500 Active 200 DOM
5. 2026-06-15
   days on market $79,500 Active 199 DOM
6. 2026-06-14
   days on market $79,500 Active 197 DOM
7. 2026-06-13
   days on market $79,500 Active 196 DOM
8. 2026-06-10
   days on market $79,500 Active 194 DOM
9. 2026-06-09
   days on market $79,500 Active 193 DOM
10. 2026-06-08
    days on market $79,500 Active 192 DOM
11. 2026-06-07
    days on market $79,500 Active 191 DOM
12. 2026-06-05
    days on market $79,500 Active 188 DOM
13. 2026-06-03
    days on market $79,500 Active 187 DOM
14. 2026-06-02
    days on market $79,500 Active 186 DOM
15. 2026-06-01
    status $79,500 Active 185 DOM
16. 2026-05-19
    status Pending 348-char remark

    Show marketing remark (348 chars)

    Cute cottage style home with one bedroom and extra room that can be used for secondary bedroom. Spacious den and oversized kitchen with island beautiful wood cabinets. Two bathrooms. completely fenced yard. Quiet area. Oversized garage covered back patio. This is an ESTATE. the roof is approx 4-5 yrs old and water heater replaced this year.

17. 2026-04-02
    price $79,500 348-char remark

    Show marketing remark (348 chars)

    Cute cottage style home with one bedroom and extra room that can be used for secondary bedroom. Spacious den and oversized kitchen with island beautiful wood cabinets. Two bathrooms. completely fenced yard. Quiet area. Oversized garage covered back patio. This is an ESTATE. the roof is approx 4-5 yrs old and water heater replaced this year.

18. 2026-02-13
    price $84,900 348-char remark

    Show marketing remark (348 chars)

    Cute cottage style home with one bedroom and extra room that can be used for secondary bedroom. Spacious den and oversized kitchen with island beautiful wood cabinets. Two bathrooms. completely fenced yard. Quiet area. Oversized garage covered back patio. This is an ESTATE. the roof is approx 4-5 yrs old and water heater replaced this year.

19. 2026-01-08
    price $89,900 348-char remark

    Show marketing remark (348 chars)

    Cute cottage style home with one bedroom and extra room that can be used for secondary bedroom. Spacious den and oversized kitchen with island beautiful wood cabinets. Two bathrooms. completely fenced yard. Quiet area. Oversized garage covered back patio. This is an ESTATE. the roof is approx 4-5 yrs old and water heater replaced this year.

20. 2025-11-19
    listed $95,000 Active 348-char remark

    Show marketing remark (348 chars)

    Cute cottage style home with one bedroom and extra room that can be used for secondary bedroom. Spacious den and oversized kitchen with island beautiful wood cabinets. Two bathrooms. completely fenced yard. Quiet area. Oversized garage covered back patio. This is an ESTATE. the roof is approx 4-5 yrs old and water heater replaced this year.

ⓘ 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: $2,034 · $169/mo
• Projected year-2 tax: $2,034 · $169/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 · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $13,725
• − Mortgage interest: −$4,453
• − Property taxes: −$2,034
• − Insurance: −$398
• − Repairs & maintenance: −$1,098
• − Management: −$1,098
• − HOA: −$96
• − Depreciation: −$2,313
• Taxable income: $2,236
• Est. tax owed @ 24.0%: −$537
• After-tax cash flow: $2,776/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

-16.3% since first listed

5 events — show timeline

• 2026-05-19 Pending — HARMLS
• 2026-04-02 Price Changed $79,500 HARMLS
• 2026-02-13 Price Changed $84,900 HARMLS
• 2026-01-08 Price Changed $89,900 HARMLS
• 2025-11-19 Listed $95,000 HARMLS

Property tax history

+8.4%/yr

Latest (2025): $2,034 · +9.3% YoY. Source: county tax records.