6126 Inca Dr · Mabank, TX 75156

$189,999

3 bd · 2.0 ba · 1,200 sqft · SingleFamily · 165 Days on market

Built 2025 Excellent condition 5,009 sqft lot $158/sqft · 8% below area Est $206k · 8% under $11/mo HOA · 1% of rent ↓ 3% 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 +11.2/30.0
• ARV discount +11.0/15.0
• Condition / age +4.8/5.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this charming new construction home in the heart of Mabank, TX—designed with comfort, style, and affordability in mind. Step inside to an inviting open floor plan that seamlessly blends the living, dining, and kitchen areas, creating a bright and spacious atmosphere perfect for everyday living or entertaining guests. This cozy home offers modern finishes, energy-efficient features, and thoughtful details throughout. The kitchen includes contemporary cabinetry, quality countertops, and a layout that makes cooking and gathering a breeze. Large windows fill the home with natural light, while the open design allows you to enjoy easy flow and connection between rooms. The bedrooms are well-sized and comfortable, providing the ideal retreat after a long day. Outside, you’ll find a relaxing yard space—great for family time, gardening, or quiet evenings outdoors. Whether you’re a first-time homeowner, downsizing, or looking for a smart investment property, this affordable new construction home offers exceptional value in a growing community. Experience peaceful living with modern comfort in beautiful Mabank, TX.

Key facts

• 5,009 sq ft lot
• Built 2025
• Listed 164 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-72 ($-862/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (16.6% below list).
• Recommended offer: $159k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.3% in Mabank — 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 69/100 on livability (#446 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment D-.
• Eustace ISD (rural): math 32% / reading 45% proficiency, ranked #455 of 826 in TX (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Eustace Pri (497 students, 74% FRL); Eustace Middle (math 34% / reading 44%, grade F, #690 of 1,662 statewide, top 42%, 382 students, 63% FRL); Eustace H S (math 22% / reading 57%, grade F, #821 of 1,632 statewide, top 53%, 473 students, 56% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: Rents falling (-5.8%/yr); 863 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 263 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($61k/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.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: major wind risk, 61% 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 $158,504 (16.6% 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 165 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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. 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: 0.83% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.62%
• DSCR: 0.93
• GRM: 10.0

CMA / ARV

• ARV (median comp): $206,132
• List price: $189,999
• Delta: -7.83%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6142 Inca Dr	0.08mi	3/2.0	1,248 (+4%)	9mo	$213,000	$171	82
6130 Inca Dr	0.02mi	3/2.0	1,250 (+4%)	12mo	$202,000	$162	82
106 Comanche Dr	0.36mi	3/2.0	1,200 (0%)	8mo	$190,000	$158	76
6105 Chickasaw Dr	0.09mi	3/2.0	1,350 (+12%)	4mo	$196,500	$146	72
6116 Inca Dr	0.31mi	3/2.0	1,300 (+8%)	1mo	$205,000	$158	71
112 Pierce Dr	0.21mi	3/2.0	1,296 (+8%)	9mo	$149,000	$115	69
116 Navajo Dr	0.16mi	3/2.0	1,080 (-10%)	9mo	$174,900	$162	68
6114 Inca Dr	0.05mi	3/2.0	1,364 (+14%)	12mo	$215,000	$158	65
140 Mohican Trl	0.56mi	3/2.0	1,200 (0%)	12mo	$180,000	$150	64
106 Ute Trl	0.65mi	3/2.0	1,250 (+4%)	5mo	$209,000	$167	59
162 Aztec Dr	0.36mi	3/2.0	1,377 (+15%)	5mo	$539,000	$391	54
6185 Apache Dr	0.43mi	2/2.0 (-1)	1,056 (-12%)	7mo	$349,900	$331	49

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: -22.4%
• Equity multiple: 0.25×
• Total profit: $-39,979
• Equity at exit: $28,329

10-year hold

• IRR: -26.7%
• Equity multiple: -0.10×
• Total profit: $-58,533
• Equity at exit: $16,428

Cash invested: $53,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 18 active · 8 under contract
• Months of supply: 10.8 mo (9%/mo absorbed)
• Median asking: $208,900 ($167/sqft)
• Median days on market: 58 d
• This list price: 39% of active listings are priced below it
• ARV vs active asking: +2.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75156

• Rents YoY: -5.8%
• Active inventory: 863
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,585 medium
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$11
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $-72

Break-even live

Break-even rent $1,676

Max offer price $179,601

Occupancy floor 100%

Sensitivity live

Price	-10% $59	-5% $-6	+0% $-72	+5% $-138	+10% $-203
Rent	-10% $-197	-5% $-134	+0% $-72	+5% $-9	+10% $53
Rate	-1.0pp $24	-0.5pp $-24	base $-72	+0.5pp $-121	+1.0pp $-171

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: $47,500
• Closing costs: $5,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Sierra Madre St Mabank, TX	3.0	2.0	1268	$1,800	$1.42	93d	1	1.36mi

Listing history 50 events

1. 2026-08-08
   days on market $189,999 Active 165 DOM
2. 2026-08-07
   days on market $189,999 Active 164 DOM
3. 2026-08-06
   days on market $189,999 Active 163 DOM
4. 2026-08-05
   days on market $189,999 Active 162 DOM
5. 2026-08-04
   days on market $189,999 Active 161 DOM
6. 2026-08-03
   days on market $189,999 Active 160 DOM
7. 2026-07-31
   days on market $189,999 Active 157 DOM
8. 2026-07-30
   days on market $189,999 Active 156 DOM
9. 2026-07-29
   days on market $189,999 Active 155 DOM
10. 2026-07-27
    days on market $189,999 Active 153 DOM
11. 2026-07-25
    days on market $189,999 Active 151 DOM
12. 2026-07-24
    days on market $189,999 Active 150 DOM
13. 2026-07-23
    days on market $189,999 Active 149 DOM
14. 2026-07-22
    days on market $189,999 Active 148 DOM
15. 2026-07-21
    days on market $189,999 Active 147 DOM
16. 2026-07-18
    days on market $189,999 Active 144 DOM
17. 2026-07-17
    days on market $189,999 Active 142 DOM
18. 2026-07-16
    days on market $189,999 Active 141 DOM
19. 2026-07-14
    days on market $189,999 Active 140 DOM
20. 2026-07-13
    days on market $189,999 Active 139 DOM
21. 2026-07-12
    days on market $189,999 Active 138 DOM
22. 2026-07-11
    days on market $189,999 Active 137 DOM
23. 2026-07-10
    days on market $189,999 Active 136 DOM
24. 2026-07-09
    days on market $189,999 Active 135 DOM
25. 2026-07-08
    days on market $189,999 Active 134 DOM
26. 2026-07-07
    days on market $189,999 Active 133 DOM
27. 2026-07-06
    days on market $189,999 Active 132 DOM
28. 2026-07-05
    days on market $189,999 Active 131 DOM
29. 2026-07-04
    days on market $189,999 Active 130 DOM
30. 2026-07-03
    days on market $189,999 Active 129 DOM
31. 2026-07-02
    days on market $189,999 Active 128 DOM
32. 2026-07-01
    days on market $189,999 Active 127 DOM
33. 2026-06-30
    days on market $189,999 Active 126 DOM
34. 2026-06-29
    days on market $189,999 Active 125 DOM
35. 2026-06-28
    days on market $189,999 Active 124 DOM
36. 2026-06-27
    days on market $189,999 Active 123 DOM
37. 2026-06-26
    days on market $189,999 Active 121 DOM
38. 2026-06-22
    days on market $189,999 Active 118 DOM
39. 2026-06-19
    days on market $189,999 Active 115 DOM
40. 2026-06-18
    days on market $189,999 Active 114 DOM
41. 2026-06-17
    days on market $189,999 Active 113 DOM
42. 2026-06-16
    days on market $189,999 Active 112 DOM
43. 2026-06-15
    days on market $189,999 Active 111 DOM
44. 2026-06-14
    days on market $189,999 Active 109 DOM
45. 2026-06-12
    days on market $189,999 Active 108 DOM
46. 2026-06-09
    days on market $189,999 Active 105 DOM
47. 2026-06-08
    days on market $189,999 Active 104 DOM
48. 2026-06-07
    days on market $189,999 Active 103 DOM
49. 2026-06-05
    days on market $189,999 Active 100 DOM
50. 2026-06-02
    days on market $189,999 Active 98 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $19,020
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$1,522
• − Management: −$1,522
• − HOA: −$132
• − Depreciation: −$5,527
• Taxable loss: −$4,125
• Est. tax savings @ 24.0%: +$990
• After-tax cash flow: $128/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This charming new construction home in Mabank, TX is move-in ready with excellent condition and modern finishes. It offers a bright and spacious open floor plan, modern kitchen, and well-maintained exterior. Additional updates like fresh paint and smart home devices can further enhance its value.

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Both Install smart home devices — Improves convenience and marketability ↑
• Both Add outdoor lighting — Enhances curb appeal and safety ↑

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary Eustace Int F TX #1,744/4,322 Nat'l #21,283/41,679 Middle Eustace Middle F TX #690/1,662 Nat'l #6,362/14,009 High Eustace H S F TX #821/1,632 Nat'l #8,293/17,239

Schools (NCES district)

• District: Eustace ISD
• NCES district ID: 4818720
• Math proficiency: 32% ▼ -18.00%
• Reading proficiency: 45% ▼ -7.00%
• Median HH income: $42,425
• Composite: 32.48/100
• National rank: #5711
• State rank: #455 of 826 in TX

C Composite livability gradescore 69/100

Livability — Mabank

• Score: 69/100
• State rank: #446
• US rank: #9068

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Henderson County · 80,471 people
• Metro: Athens, TX
• Population (ZIP): 16,333
• Household income: $60,867
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 5% of renters

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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%

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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%

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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

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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

-2.6% since first listed

3 events — show timeline

• 2026-02-24 Listed $189,999 NTREIS
• 2026-02-12 Listing Removed — NTREIS
• 2025-11-24 Listed $195,000 NTREIS