219 Wildflower Dr · Gun Barrel City, TX 75156

$179,000

3 bd · 2.0 ba · 1,584 sqft · Manufactured public records · 170 Days on market

Built 1994 0.59 ac lot $113/sqft · at area comps Est $205k · 13% under

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Why this score? — see what drove the C- 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 +18.0/30.0
• ARV discount +13.2/15.0
• DSCR +5.6/10.0
• 1% rule +3.9/10.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SPACIOUS MFG HOME DOUBLEWIDE THAT IS LOCATED ON 3 LOTS (APPROX 0.5 ACRE) IN QUIET NEIGHBORHOOD. CLOSE TO SHOPPING, MEDICAL, AND ELEMENTARY SCHOOL IN GUN BARREL CITY. THIS HOME OFFERS 3 BEDROOMS, 2 BATHS, 2 LIVING AREAS, OPEN LIVING, DINING AND KITCHEN AREA. PRIMARY BEDROOM AND BATH ARE LOCATED OFF OF THE LIVING AREA NO. 1 ANDOFFERS SEPARATE SHOWER AND GARDEN TUB. PRIMARY BEDROOM CLOSET IS BIG WALK IN. BEDROOM 2 AND 3 HAVE WALK IN CLOSETS. BEDROOM 2 AND 3 AND THE SECOND BATH ARE LOCATED OFF OF LIVING AREA NUMBER 2 WHICH OFFERS WBFP. KITCHEN AND DINING AREA OFFER LOTS OF CABINETS. INTERIOR HOME HAS BEEN FRESHLY PAINTED. HOME OFFERS COVERED PORCHES ON FRONT AND BACK OF HOME FOR ENJOYING OUTDOOR ACTVITIES. STORAGE BUILDING AND FENCED BACKYARD WITH LOTS OF TREES. PROPERTY HAS 2 DRIVEWAYS AND SITS ON BIG CORNER. A LITTLE COSMETIC WORK NEEDED. COME MAKE THIS YOUR NEW HOME!

Key facts

• Covered porches
• Close to medical
• Quiet neighborhood

Tags

• QUIET NEIGHBORHOOD
• CLOSE TO SHOPPING
• CLOSE TO MEDICAL
• CLOSE TO ELEMENTARY SCHOOL
• COVERED PORCHES
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/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 $159k (11.4% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 3.3% 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.
• Market conditions: Rents falling (-5.8%/yr); 694 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($158k) 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.

Recommended offer $157,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.69%
• DSCR: 1.16
• GRM: 9.4

CMA / ARV

• ARV (median comp): $204,946
• List price: $179,000
• Delta: -12.66%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.52×
• Total profit: $-23,888
• Equity at exit: $26,689

10-year hold

• IRR: -9.8%
• Equity multiple: 0.47×
• Total profit: $-26,360
• Equity at exit: $15,477

Cash invested: $50,120 (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: 694
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,586 high
• Mortgage (P&I): −$939
• Tax from tax record: −$86 /mo · $1,028/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $154

Break-even live

Break-even rent $1,391

Max offer price $179,000

Occupancy floor 85%

Sensitivity live

Price	-10% $256	-5% $205	+0% $154	+5% $104	+10% $53
Rent	-10% $29	-5% $92	+0% $154	+5% $217	+10% $280
Rate	-1.0pp $244	-0.5pp $200	base $154	+0.5pp $108	+1.0pp $61

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 Wildflower Dr Gun Barrel City, TX	3.0	2.0	1350	$1,624	$1.20	44d	1	0.11mi
304 Outboard Dr Gun Barrel City, TX	3.0	2.0	1600	$1,514	$0.95	44d	1	0.53mi
313 Bounding Main St Gun Barrel City, TX	3.0	2.0	1600	$1,514	$0.95	44d	1	0.54mi
318 Bay Ct Gun Barrel City, TX	3.0	2.0	1510	$1,264	$0.84	2d	1	0.55mi
330 Flagship Ln Mabank, TX	3.0	2.0	1510	$1,460	$0.97	2d	1	0.59mi
334 Bounding Main St Gun Barrel City, TX	3.0	2.0	1600	$1,540	$0.96	2d	1	0.64mi
306 Outboard Dr Gun Barrel City, TX	3.0	2.0	1600	$1,264	$0.79	2d	1	0.69mi
149 Sunset Bay Dr Gun Barrel City, TX	3.0	2.0	1298	$1,300	$1.00	24d	1	0.82mi
459 Admiral Dr Gun Barrel City, TX	3.0	2.0	1510	$1,549	$1.03	2d	1	0.82mi
138 Loon Bay Dr Gun Barrel City, TX	3.0	2.0	1298	$1,235	$0.95	13d	1	0.84mi
140 Loon Bay Dr Gun Barrel City, TX	3.0	2.0	1298	$1,480	$1.14	44d	1	0.85mi
158 Westview Dr Gun Barrel City, TX	3.0	2.0	1298	$1,314	$1.01	6d	1	0.85mi
1319 W Main St Unit 1 Gun Barrel City, TX	3.0	2.5	1545	$1,950	$1.26	44d	1	1.05mi
1319 W Main St #16 Gun Barrel City, TX	3.0	2.5	1545	$1,695	$1.10	44d	1	1.06mi

Listing history 18 events

1. 2026-06-19
   days on market $179,000 Active 170 DOM
2. 2026-06-18
   days on market $179,000 Active 169 DOM
3. 2026-06-17
   days on market $179,000 Active 168 DOM
4. 2026-06-16
   days on market $179,000 Active 167 DOM
5. 2026-06-15
   days on market $179,000 Active 166 DOM
6. 2026-06-14
   days on market $179,000 Active 164 DOM
7. 2026-06-12
   days on market $179,000 Active 163 DOM
8. 2026-06-09
   days on market $179,000 Active 160 DOM
9. 2026-06-08
   days on market $179,000 Active 159 DOM
10. 2026-06-07
    days on market $179,000 Active 158 DOM
11. 2026-06-05
    days on market $179,000 Active 155 DOM
12. 2026-06-03
    days on market $179,000 Active 154 DOM
13. 2026-06-02
    days on market $179,000 Active 153 DOM
14. 2026-06-01
    days on market $179,000 Active 152 DOM
15. 2026-05-31
    days on market $179,000 Active 151 DOM
16. 2026-05-30
    days on market $179,000 Active 150 DOM
17. 2025-12-31
    listed $179,000 Active 878-char remark

    Show marketing remark (879 chars)

    SPACIOUS MFG HOME DOUBLEWIDE THAT IS LOCATED ON 3 LOTS (APPROX 0.5 ACRE) IN QUIET NEIGHBORHOOD. CLOSE TO SHOPPING, MEDICAL, AND ELEMENTARY SCHOOL IN GUN BARREL CITY. THIS HOME OFFERS 3 BEDROOMS, 2 BATHS, 2 LIVING AREAS, OPEN LIVING, DINING AND KITCHEN AREA. PRIMARY BEDROOM AND BATH ARE LOCATED OFF OF THE LIVING AREA NO. 1 ANDOFFERS SEPARATE SHOWER AND GARDEN TUB. PRIMARY BEDROOM CLOSET IS BIG WALK IN. BEDROOM 2 AND 3 HAVE WALK IN CLOSETS. BEDROOM 2 AND 3 AND THE SECOND BATH ARE LOCATED OFF OF LIVING AREA NUMBER 2 WHICH OFFERS WBFP. KITCHEN AND DINING AREA OFFER LOTS OF CABINETS. INTERIOR HOME HAS BEEN FRESHLY PAINTED. HOME OFFERS COVERED PORCHES ON FRONT AND BACK OF HOME FOR ENJOYING OUTDOOR ACTVITIES. STORAGE BUILDING AND FENCED BACKYARD WITH LOTS OF TREES. PROPERTY HAS 2 DRIVEWAYS AND SITS ON BIG CORNER. A LITTLE COSMETIC WORK NEEDED. COME MAKE THIS YOUR NEW HOME!

18. 2025-12-31
    listed $179,000 Active 879-char remark

    Show marketing remark (879 chars)

    SPACIOUS MFG HOME DOUBLEWIDE THAT IS LOCATED ON 3 LOTS (APPROX 0.5 ACRE) IN QUIET NEIGHBORHOOD. CLOSE TO SHOPPING, MEDICAL, AND ELEMENTARY SCHOOL IN GUN BARREL CITY. THIS HOME OFFERS 3 BEDROOMS, 2 BATHS, 2 LIVING AREAS, OPEN LIVING, DINING AND KITCHEN AREA. PRIMARY BEDROOM AND BATH ARE LOCATED OFF OF THE LIVING AREA NO. 1 ANDOFFERS SEPARATE SHOWER AND GARDEN TUB. PRIMARY BEDROOM CLOSET IS BIG WALK IN. BEDROOM 2 AND 3 HAVE WALK IN CLOSETS. BEDROOM 2 AND 3 AND THE SECOND BATH ARE LOCATED OFF OF LIVING AREA NUMBER 2 WHICH OFFERS WBFP. KITCHEN AND DINING AREA OFFER LOTS OF CABINETS. INTERIOR HOME HAS BEEN FRESHLY PAINTED. HOME OFFERS COVERED PORCHES ON FRONT AND BACK OF HOME FOR ENJOYING OUTDOOR ACTVITIES. STORAGE BUILDING AND FENCED BACKYARD WITH LOTS OF TREES. PROPERTY HAS 2 DRIVEWAYS AND SITS ON BIG CORNER. A LITTLE COSMETIC WORK NEEDED. COME MAKE THIS YOUR NEW HOME!

ⓘ 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: $1,028 · $86/mo
• Projected year-2 tax: $3,276 · $273/mo
• Expected delta: +$2,248/yr (+$187/mo · 218.6%)

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

Taxation est. · year 1

• Rental income: $19,037
• − Mortgage interest: −$10,027
• − Property taxes: −$1,028
• − Insurance: −$895
• − Repairs & maintenance: −$1,523
• − Management: −$1,523
• − Depreciation: −$5,207
• Taxable loss: −$1,166
• Est. tax savings @ 24.0%: +$280
• After-tax cash flow: $2,132/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

+0.0% since first listed

2 events — show timeline

• 2025-12-31 Listed $179,000 NTREIS
• 2025-12-31 Listed $179,000 HCBOR

Property tax history

+2.4%/yr

Latest (2025): $1,028 · +10.6% YoY. Source: county tax records.