6133 Inca Dr · Enchanted Oaks, TX 75156

$179,999

4 bd · 2.0 ba · 1,404 sqft · SingleFamily public records · 385 Days on market

Built 1983 6,882 sqft lot $128/sqft · 15% below area Est $211k · 15% 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 +20.8/30.0
• ARV discount +14.1/15.0
• DSCR +6.6/10.0
• 1% rule +5.1/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEAR CEDAR CREEK LAKE! Charming property located in the heart of Mabank, just minutes from Cedar Creek Lake. Enjoy a peaceful setting with mature trees, spacious yard, and close proximity to schools, shopping, and recreation. Perfect opportunity for a weekend getaway or full-time residence. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• Cedar creek lake
• Spacious yard
• Mature trees

Tags

• CEDAR CREEK LAKE
• MATURE TREES
• SPACIOUS YARD
• CLOSE PROXIMITY TO SCHOOLS
• CLOSE PROXIMITY TO SHOPPING
• CLOSE PROXIMITY TO RECREATION

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 2.2% in Enchanted Oaks — 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 (#1,103 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A; Watch: schools F, amenities F, commute F.
• 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.
• Market conditions: Rents falling (-5.8%/yr); 694 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 36% 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 385 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y 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: major wind risk, 65% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 385 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. 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?
5. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.88%
• DSCR: 1.26
• GRM: 8.3

CMA / ARV

• ARV (median comp): $211,037
• List price: $179,999
• Delta: -14.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6104 Chickasaw Dr	0.22mi	3/2.0 (-1)	1,410 (+0%)	0mo	$220,000	$156	84
6112 Ottawa Trl	0.20mi	3/2.0 (-1)	1,450 (+3%)	1mo	$249,999	$172	79
6105 Chickasaw Dr	0.20mi	3/2.0 (-1)	1,350 (-4%)	2mo	$196,500	$146	77
6147 Inca Dr	0.08mi	4/2.0	1,554 (+11%)	4mo	$325,000	$209	75
6114 Inca Dr	0.16mi	3/2.0 (-1)	1,364 (-3%)	11mo	$215,000	$158	74
162 Aztec Dr	0.35mi	3/2.0 (-1)	1,377 (-2%)	4mo	$539,000	$391	73
6142 Inca Dr	0.04mi	3/2.0 (-1)	1,248 (-11%)	7mo	$213,000	$171	69
6130 Inca Dr	0.09mi	3/2.0 (-1)	1,250 (-11%)	10mo	$202,000	$162	64
112 Pierce Dr	0.32mi	3/2.0 (-1)	1,296 (-8%)	7mo	$149,000	$115	61
6130 Aztec Dr	0.26mi	3/2.0 (-1)	1,614 (+15%)	2mo	$220,000	$136	56
106 Comanche Dr	0.40mi	3/2.0 (-1)	1,200 (-14%)	7mo	$190,000	$158	46
140 Mohican Trl	0.65mi	3/2.0 (-1)	1,200 (-14%)	11mo	$180,000	$150	32

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: -10.5%
• Equity multiple: 0.63×
• Total profit: $-18,775
• Equity at exit: $26,838

10-year hold

• IRR: -5.9%
• Equity multiple: 0.67×
• Total profit: $-16,712
• Equity at exit: $15,563

Cash invested: $50,400 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,818 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$170 /mo · $2,042/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $247

Break-even live

Break-even rent $1,505

Max offer price $179,999

Occupancy floor 81%

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: $45,000
• Closing costs: $5,400
• 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	43d	1	1.40mi

Listing history 40 events

1. 2026-06-19
   days on market $179,999 Active 385 DOM
2. 2026-06-18
   days on market $179,999 Active 384 DOM
3. 2026-06-17
   days on market $179,999 Active 383 DOM
4. 2026-06-16
   days on market $179,999 Active 382 DOM
5. 2026-06-15
   days on market $179,999 Active 381 DOM
6. 2026-06-14
   days on market $179,999 Active 379 DOM
7. 2026-06-12
   days on market $179,999 Active 378 DOM
8. 2026-06-09
   days on market $179,999 Active 375 DOM
9. 2026-06-08
   days on market $179,999 Active 374 DOM
10. 2026-06-07
    days on market $179,999 Active 373 DOM
11. 2026-06-05
    days on market $179,999 Active 370 DOM
12. 2026-06-02
    days on market $179,999 Active 368 DOM
13. 2026-06-01
    days on market $179,999 Active 367 DOM
14. 2026-05-31
    days on market $179,999 Active 366 DOM
15. 2026-05-30
    remarks 516-char remark
16. 2026-05-30
    listing id $179,999 Active 365 DOM
17. 2025-05-30
    listed $179,999 Active 516-char remark

    Show marketing remark (516 chars)

    NEAR CEDAR CREEK LAKE! Charming property located in the heart of Mabank, just minutes from Cedar Creek Lake. Enjoy a peaceful setting with mature trees, spacious yard, and close proximity to schools, shopping, and recreation. Perfect opportunity for a weekend getaway or full-time residence. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

18. 2025-05-30
    historical

    Show marketing remark (516 chars)

    NEAR CEDAR CREEK LAKE! Charming property located in the heart of Mabank, just minutes from Cedar Creek Lake. Enjoy a peaceful setting with mature trees, spacious yard, and close proximity to schools, shopping, and recreation. Perfect opportunity for a weekend getaway or full-time residence. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

19. 2025-05-30
    listed $179,999 Active

    Show marketing remark (516 chars)

    NEAR CEDAR CREEK LAKE! Charming property located in the heart of Mabank, just minutes from Cedar Creek Lake. Enjoy a peaceful setting with mature trees, spacious yard, and close proximity to schools, shopping, and recreation. Perfect opportunity for a weekend getaway or full-time residence. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

20. 2025-05-29
    listed $179,999 Active
21. 2023-07-24
    price $135,000
22. 2023-04-05
    listed $155,000 Active
23. 2022-08-30
    soldstatus Closed
24. 2022-08-26
    status Pending
25. 2022-06-24
    listed $19,000 Active
26. 2014-07-29
    soldstatus
27. 2014-05-23
    soldstatus Closed
28. 2014-05-23
    soldstatus
29. 2014-05-23
    soldstatus
30. 2014-05-13
    historical Active Contingent
31. 2014-04-14
    price $69,495
32. 2014-03-13
    price $69,500
33. 2014-02-28
    price $69,995
34. 2014-02-10
    price $74,900
35. 2014-01-04
    price $79,500
36. 2014-01-04
    listed $69,495
37. 2013-12-24
    listed $79,995 Active
38. 2013-07-02
    soldstatus
39. 2013-04-22
    listed $29,900
40. 2010-01-25
    soldstatus

ⓘ 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: $2,042 · $170/mo
• Projected year-2 tax: $3,294 · $274/mo
• Expected delta: +$1,252/yr (+$104/mo · 61.3%)

ⓘ 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 7/10 Severe 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $21,812
• − Mortgage interest: −$10,083
• − Property taxes: −$2,042
• − Insurance: −$900
• − Repairs & maintenance: −$1,745
• − Management: −$1,745
• − Depreciation: −$5,236
• Taxable income: $62
• Est. tax owed @ 24.0%: −$15
• After-tax cash flow: $2,948/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: 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

Livability — Enchanted Oaks

• Score: 60/100
• State rank: #1103
• US rank: #19536

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+502.0% since first listed

24 events — show timeline

• 2025-05-30 Listed $179,999 HARMLS
• 2025-05-30 Listing Removed — HARMLS
• 2025-05-30 Listed $179,999 HARMLS
• 2025-05-29 Listed $179,999 NTREIS
• 2023-07-24 Price Changed $135,000 NTREIS
• 2023-04-05 Listed $155,000 NTREIS
• 2022-08-30 Sold (MLS) — NTREIS
• 2022-08-26 Pending — NTREIS
• 2022-06-24 Listed $19,000 NTREIS
• 2014-07-29 Sold (Public Records) — Public Records
• 2014-05-23 Sold (Public Records) — Public Records
• 2014-05-23 Sold (MLS) — HCBOR
• 2014-05-23 Sold (MLS) — NTREIS
• 2014-05-13 Contingent — NTREIS
• 2014-04-14 Price Changed $69,495 NTREIS
• 2014-03-13 Price Changed $69,500 NTREIS
• 2014-02-28 Price Changed $69,995 NTREIS
• 2014-02-10 Price Changed $74,900 NTREIS
• 2014-01-04 Price Changed $79,500 NTREIS
• 2014-01-04 Listed $69,495 HCBOR
• 2013-12-24 Listed $79,995 NTREIS
• 2013-07-02 Sold (MLS) — HCBOR
• 2013-04-22 Listed $29,900 HCBOR
• 2010-01-25 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,042 · +8.8% YoY. Source: county tax records.