150 Meadow Lake Dr · Gun Barrel City, TX 75156

$184,500

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 62 Days on market

Built 1967 0.46 ac lot $183/sqft · 19% below area Est $229k · 19% under $11/mo HOA · 1% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +11.1/30.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• DSCR +3.2/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2 bedroom, 1 bathroom, vinyl sided home on 4 lots giving you extra space for projects. Large living room. Located close to shopping, medical, and has lake access in the subdivision. Offers hardwood and laminate flooring, enclosed back porch. Home has been well maintained. Detached garage and small storage building. All fenced. 4 person hot tube stays.

Key facts

• Hardwood flooring
• Laminate flooring
• Enclosed back porch

Tags

• LAKE ACCESS
• HARDWOOD FLOORING
• LAMINATE FLOORING
• ENCLOSED BACK PORCH
• DETACHED GARAGE
• SMALL STORAGE BUILDING

Property features AI

Finance

• Financial info: Accepts cash and conventional financing
• HOA & community: Mandatory association (Loon Bay POA); Annual association fee of $136; Association fee includes management fees

Exterior

• Parking: 2 covered parking spaces; 2-car garage
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; Attached property; One story
• Construction: Built in 1967; Vinyl siding; Composition roof
• Exterior features: Chain link fencing; Few trees on the lot; Other exterior features

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Cable TV available; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $-73 ($-876/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (24.0% below list).
• Recommended offer: $140k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.2% in Gun Barrel City — 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 67/100 on livability (#519 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: employment D+, amenities F, commute F.
• Mabank ISD (town): math 47% / reading 44% proficiency, ranked #273 of 826 in TX (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lakeview El (math 47% / reading 47%, grade D-, #1,006 of 4,322 statewide, top 25%, 431 students, 74% FRL); Mabank Int (math 49% / reading 34%, grade F, #595 of 1,662 statewide, top 37%, 611 students, 66% FRL); Mabank H S (math 36% / reading 53%, grade F, #652 of 1,632 statewide, top 43%, 1,111 students, 57% FRL).
• Market conditions: Rents falling (-5.8%/yr); 699 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 263 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).

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.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $184k implies a 427% gain — meaningful room to come down on a strong offer.

Recommended offer $140,155 (24.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 0.76% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.70%
• DSCR: 0.92
• GRM: 11.0

CMA / ARV

• ARV (median comp): $229,171
• List price: $184,500
• Delta: -19.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 Oak Haven Dr	0.27mi	2/2.0	1,008 (0%)	6mo	$155,000	$154	78
136 Harbor Dr	0.35mi	2/1.5	1,025 (+2%)	1mo	$549,000	$536	78
177 Hickory Trl	0.59mi	2/1.0	1,020 (+1%)	3mo	$165,000	$162	68
210 Harbor Dr	0.26mi	2/1.0	1,140 (+13%)	3mo	$325,000	$285	64
116 Doe Run Rd	0.28mi	3/3.0 (+1)	1,026 (+2%)	11mo	$108,900	$106	62
281 Harbor Dr	0.48mi	2/1.0	1,092 (+8%)	12mo	$169,999	$156	54
169 Hickory Trl	0.58mi	2/1.0	860 (-15%)	2mo	$135,000	$157	46
134 Harbor Dr	0.35mi	3/2.0 (+1)	1,152 (+14%)	14mo	$399,900	$347	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.3%
• Equity multiple: 0.25×
• Total profit: $-38,690
• Equity at exit: $27,510

10-year hold

• IRR: -25.3%
• Equity multiple: -0.08×
• Total profit: $-55,701
• Equity at exit: $15,952

Cash invested: $51,660 (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 75156

• Rents YoY: -5.8%
• Active inventory: 699
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,402 high
• Mortgage (P&I): −$968
• Tax from tax record: −$125 /mo · $1,498/yr
• Insurance: −$77
• HOA: −$11
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-73

Break-even live

Break-even rent $1,494

Max offer price $171,606

Occupancy floor —

Sensitivity live

Price	-10% $31	-5% $-21	+0% $-73	+5% $-125	+10% $-177
Rent	-10% $-184	-5% $-128	+0% $-73	+5% $-18	+10% $38
Rate	-1.0pp $20	-0.5pp $-26	base $-73	+0.5pp $-121	+1.0pp $-169

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: $46,125
• Closing costs: $5,535
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
138 Loon Bay Dr Gun Barrel City, TX	3.0	2.0	1298	$1,235	$0.95	14d	1	0.25mi
140 Loon Bay Dr Gun Barrel City, TX	3.0	2.0	1298	$1,480	$1.14	45d	1	0.26mi
149 Sunset Bay Dr Gun Barrel City, TX	3.0	2.0	1298	$1,300	$1.00	26d	1	0.28mi
158 Westview Dr Gun Barrel City, TX	3.0	2.0	1298	$1,314	$1.01	8d	1	0.32mi
204 Wildflower Dr Gun Barrel City, TX	3.0	2.0	1350	$1,624	$1.20	45d	1	0.72mi
602 Legendary Ln Gun Barrel City, TX	3.0	2.0	1452	$1,600	$1.10	45d	1	1.18mi

HOA detail

• Monthly dues: $11 · $132/yr

Listing history 35 events

1. 2026-06-21
   days on market $184,500 Active 62 DOM
2. 2026-06-19
   days on market $184,500 Active 60 DOM
3. 2026-06-18
   days on market $184,500 Active 59 DOM
4. 2026-06-17
   days on market $184,500 Active 58 DOM
5. 2026-06-17
   remarks 343-char remark
6. 2026-06-17
   price $184,500 Active 57 DOM
7. 2026-06-16
   days on market $194,900 Active 57 DOM

   Show marketing remark (362 chars)

   Charming 2 bedroom, 1 bathroom, vinyl sided home on 4 lots giving you extra space for projects. Large living room. Located close to shopping, medical, and has lake access in the subdivision. Offers hardwood and laminate flooring, enclosed back porch. Home has been well maintained. Detached garage and small storage building. All fenced. 4 person hot tube stays.

8. 2026-06-15
   days on market $194,900 Active 56 DOM
9. 2026-06-14
   days on market $194,900 Active 54 DOM
10. 2026-06-12
    days on market $194,900 Active 53 DOM
11. 2026-06-09
    days on market $194,900 Active 50 DOM
12. 2026-06-08
    days on market $194,900 Active 49 DOM
13. 2026-06-07
    days on market $194,900 Active 48 DOM
14. 2026-06-05
    days on market $194,900 Active 45 DOM
15. 2026-06-03
    days on market $194,900 Active 44 DOM
16. 2026-06-02
    days on market $194,900 Active 43 DOM
17. 2026-06-01
    days on market $194,900 Active 42 DOM
18. 2026-05-31
    days on market $194,900 Active 41 DOM
19. 2026-05-30
    days on market $194,900 Active 40 DOM
20. 2026-04-20
    listed $194,900 Active 307-char remark

    Show marketing remark (362 chars)

    Charming 2 bedroom, 1 bathroom, vinyl sided home on 4 lots giving you extra space for projects. Large living room. Located close to shopping, medical, and has lake access in the subdivision. Offers hardwood and laminate flooring, enclosed back porch. Home has been well maintained. Detached garage and small storage building. All fenced. 4 person hot tube stays.

21. 2026-04-20
    listed $194,900 Active 307-char remark

    Show marketing remark (362 chars)

    Charming 2 bedroom, 1 bathroom, vinyl sided home on 4 lots giving you extra space for projects. Large living room. Located close to shopping, medical, and has lake access in the subdivision. Offers hardwood and laminate flooring, enclosed back porch. Home has been well maintained. Detached garage and small storage building. All fenced. 4 person hot tube stays.

22. 2014-10-17
    soldstatus
23. 2014-10-16
    soldstatus Sold

    Show marketing remark (216 chars)

    WONDERFUL 2 BEDROOM, 1 BATHROOM FRAME HOME WITH DETACHED 2 CAR GARAGE ON 4 LOTS. THIS CLEAN HOME OFFERS LARGE LIVING ROOM, SCREENED IN REAR PORCH, DECK, STORAGE BUILDING, LOTS OF TREES, ALL FENCED, AND READY FOR YOU!

24. 2014-10-16
    soldstatus

    Show marketing remark (216 chars)

    WONDERFUL 2 BEDROOM, 1 BATHROOM FRAME HOME WITH DETACHED 2 CAR GARAGE ON 4 LOTS. THIS CLEAN HOME OFFERS LARGE LIVING ROOM, SCREENED IN REAR PORCH, DECK, STORAGE BUILDING, LOTS OF TREES, ALL FENCED, AND READY FOR YOU!

25. 2014-09-17
    status Pending

    Show marketing remark (216 chars)

    WONDERFUL 2 BEDROOM, 1 BATHROOM FRAME HOME WITH DETACHED 2 CAR GARAGE ON 4 LOTS. THIS CLEAN HOME OFFERS LARGE LIVING ROOM, SCREENED IN REAR PORCH, DECK, STORAGE BUILDING, LOTS OF TREES, ALL FENCED, AND READY FOR YOU!

26. 2014-07-13
    price $62,900

    Show marketing remark (216 chars)

    WONDERFUL 2 BEDROOM, 1 BATHROOM FRAME HOME WITH DETACHED 2 CAR GARAGE ON 4 LOTS. THIS CLEAN HOME OFFERS LARGE LIVING ROOM, SCREENED IN REAR PORCH, DECK, STORAGE BUILDING, LOTS OF TREES, ALL FENCED, AND READY FOR YOU!

27. 2014-06-17
    price $64,900

    Show marketing remark (216 chars)

    WONDERFUL 2 BEDROOM, 1 BATHROOM FRAME HOME WITH DETACHED 2 CAR GARAGE ON 4 LOTS. THIS CLEAN HOME OFFERS LARGE LIVING ROOM, SCREENED IN REAR PORCH, DECK, STORAGE BUILDING, LOTS OF TREES, ALL FENCED, AND READY FOR YOU!

28. 2014-05-22
    listed $69,900 Active

    Show marketing remark (216 chars)

    WONDERFUL 2 BEDROOM, 1 BATHROOM FRAME HOME WITH DETACHED 2 CAR GARAGE ON 4 LOTS. THIS CLEAN HOME OFFERS LARGE LIVING ROOM, SCREENED IN REAR PORCH, DECK, STORAGE BUILDING, LOTS OF TREES, ALL FENCED, AND READY FOR YOU!

29. 2014-05-22
    listed $62,900

    Show marketing remark (216 chars)

    WONDERFUL 2 BEDROOM, 1 BATHROOM FRAME HOME WITH DETACHED 2 CAR GARAGE ON 4 LOTS. THIS CLEAN HOME OFFERS LARGE LIVING ROOM, SCREENED IN REAR PORCH, DECK, STORAGE BUILDING, LOTS OF TREES, ALL FENCED, AND READY FOR YOU!

30. 2009-07-16
    soldstatus
31. 2006-08-18
    soldstatus
32. 2004-12-20
    soldstatus
33. 2004-12-20
    soldstatus
34. 2004-11-03
    soldstatus
35. 1993-02-23
    soldstatus $35,000

ⓘ 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: $1,498 · $125/mo
• Projected year-2 tax: $3,376 · $281/mo
• Expected delta: +$1,879/yr (+$157/mo · 125.4%)

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

Taxation est. · year 1

• Rental income: $16,819
• − Mortgage interest: −$10,335
• − Property taxes: −$1,498
• − Insurance: −$922
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − HOA: −$132
• − Depreciation: −$5,367
• Taxable loss: −$4,127
• Est. tax savings @ 24.0%: +$990
• After-tax cash flow: $115/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: Mabank ISD
• NCES district ID: 4828680
• Math proficiency: 47% ▼ -19.00%
• Reading proficiency: 44% ▼ -11.00%
• Median HH income: $40,321
• Composite: 38.15/100
• National rank: #4267
• State rank: #273 of 826 in TX

Livability — Gun Barrel City

• Score: 67/100
• State rank: #519
• US rank: #10212

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment D+ Housing A+ Health & safety B+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gun Barrel City, TX
• County: Henderson County · 34,977 people
• Metro: Athens, TX
• Population (ZIP): 16,333
• Household income: $60,867
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 400.0

Population outlook (Henderson County) Hauer SSP2

• Today (2025): 80,471 people
• By 2030: 80,608 · +0.2%
• By 2040: 80,087 · -0.5%
• By 2050: 78,208 · -2.8%
• By 2075: 72,423 · -10.0%
• By 2100: 61,012 · -24.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 7% Two or more races 7% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Serbian 2% European 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Henderson

• 2024 margin: Solid R (+63.5) · D 18.0% · R 81.4%
• 2008→2024 swing: -18.8pp toward R · 2008: -44.6pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.2 2016: R+60.0 2012: R+54.8 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -216.77%
• Current HPI: 199.8108
• Rent YoY: ▼ -5.76%
• Metro: Athens, TX
• 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

+427.1% since first listed

18 events — show timeline

• 2026-06-16 Price Changed $184,500 NTREIS
• 2026-06-16 Price Changed $184,500 HCBOR
• 2026-04-20 Listed $194,900 HCBOR
• 2026-04-20 Listed $194,900 NTREIS
• 2014-10-17 Sold (Public Records) — Public Records
• 2014-10-16 Sold (MLS) — HCBOR
• 2014-10-16 Sold (MLS) — NTREIS
• 2014-09-17 Pending — NTREIS
• 2014-07-13 Price Changed $62,900 NTREIS
• 2014-06-17 Price Changed $64,900 NTREIS
• 2014-05-22 Listed $69,900 NTREIS
• 2014-05-22 Listed $62,900 HCBOR
• 2009-07-16 Sold (Public Records) — Public Records
• 2006-08-18 Sold (Public Records) — Public Records
• 2004-12-20 Sold (Public Records) — Public Records
• 2004-12-20 Sold (Public Records) — Public Records
• 2004-11-03 Sold (Public Records) — Public Records
• 1993-02-23 Sold (Public Records) $35,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,498 · +10.6% YoY. Source: county tax records.