113 Butte Dr · Gun Barrel City, TX 75156

$119,000

2 bd · 1.0 ba · 840 sqft · Manufactured public records · 46 Days on market

0.50 ac lot $6/mo HOA · 1% of rent ↓ 5% since listing

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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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• 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

Neat as a pin and ready for its new owner. Very well-maintained home with open living and kitchen. Two bedrooms, full bath with shower and tub, stacked washer and dryer. Two car carport and a nice sized storage building, wood deck on the front. Large, landscaped yard with nice trees, established grass and is fenced on 3 sides. Plenty of room to park boats, RV, or other vehicles in the front or in the back. This is a quiet, waterfront neighborhood and is only minutes away from shopping and restaurants. Come enjoy boating, fishing and other water activities on beautiful Cedar Creek Lake.

Key facts

• Wood deck
• Landscaped yard
• Two car carport

Tags

• OPEN LIVING AND KITCHEN
• STACKED WASHER AND DRYER
• TWO CAR CARPORT
• NICE SIZED STORAGE BUILDING
• WOOD DECK
• LANDSCAPED YARD

Property features AI

Finance

• HOA & community: Mandatory association with Hillcrest Shores; Annual association fee of $75 covering full use of facilities

Exterior

• Parking: Covered parking; 2 covered/carport spaces; On-site parking
• Utilities: City water; Septic; All-weather road access; Located in a municipal utility district
• Home design: Mobile home (attached); One story
• Construction: Year built not specified
• Exterior features: Chain link fencing; Landscaped lot; Storage structure on property

Interior

• Kitchen: Dishwasher; Electric range; Eat-in kitchen
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: One-level layout; Eat-in kitchen; One living area; One dining area; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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; 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 $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($115k) 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, 64% 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 $115,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.01% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.80%
• DSCR: 1.35
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $371,280
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
132 Ivy Ln	0.27mi	2/2.0	849 (+1%)	23mo	$375,000	$442	62

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: -7.6%
• Equity multiple: 0.73×
• Total profit: $-9,028
• Equity at exit: $17,743

10-year hold

• IRR: -1.9%
• Equity multiple: 0.89×
• Total profit: $-3,806
• Equity at exit: $10,289

Cash invested: $33,320 (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: $1,197 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$49 /mo · $592/yr
• Insurance: −$50
• HOA: −$6
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $217

Break-even live

Break-even rent $923

Max offer price $119,000

Occupancy floor 77%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $6 · $72/yr
• Likely covers: water

Listing history 24 events

1. 2026-06-19
   days on market $119,000 Active 46 DOM
2. 2026-06-18
   days on market $119,000 Active 45 DOM
3. 2026-06-17
   days on market $119,000 Active 44 DOM
4. 2026-06-16
   days on market $119,000 Active 43 DOM
5. 2026-06-15
   days on market $119,000 Active 42 DOM
6. 2026-06-14
   days on market $119,000 Active 40 DOM
7. 2026-06-12
   days on market $119,000 Active 39 DOM
8. 2026-06-09
   days on market $119,000 Active 36 DOM
9. 2026-06-08
   days on market $119,000 Active 35 DOM
10. 2026-06-07
    days on market $119,000 Active 34 DOM
11. 2026-06-05
    days on market $119,000 Active 31 DOM
12. 2026-06-03
    days on market $119,000 Active 30 DOM
13. 2026-06-02
    days on market $119,000 Active 29 DOM
14. 2026-06-01
    days on market $119,000 Active 28 DOM
15. 2026-05-31
    days on market $119,000 Active 27 DOM
16. 2026-05-30
    days on market $119,000 Active 26 DOM
17. 2026-05-01
    listed $119,000 Active 592-char remark
18. 2026-01-31
    historical
19. 2025-11-17
    price $119,000
20. 2025-08-01
    listed $125,000 Active
21. 2023-08-25
    soldstatus
22. 2018-03-28
    soldstatus
23. 2003-03-19
    soldstatus
24. 2001-08-02
    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: $592 · $49/mo
• Projected year-2 tax: $2,178 · $181/mo
• Expected delta: +$1,585/yr (+$132/mo · 267.6%)

ⓘ 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 7/10 Severe 7 d/yr ≥110°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $14,365
• − Mortgage interest: −$6,666
• − Property taxes: −$592
• − Insurance: −$595
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − HOA: −$72
• − Depreciation: −$3,462
• Taxable income: $680
• Est. tax owed @ 24.0%: −$163
• After-tax cash flow: $2,437/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

• 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

-4.8% since first listed

8 events — show timeline

• 2026-05-01 Listed $119,000 NTREIS
• 2026-01-31 Listing Removed — NTREIS
• 2025-11-17 Price Changed $119,000 NTREIS
• 2025-08-01 Listed $125,000 NTREIS
• 2023-08-25 Sold (Public Records) — Public Records
• 2018-03-28 Sold (Public Records) — Public Records
• 2003-03-19 Sold (Public Records) — Public Records
• 2001-08-02 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $592 · +29.8% YoY. Source: county tax records.