162 Westview Dr · Gun Barrel City, TX 75156

$185,000

3 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 159 Days on market

Built 1986 0.48 ac lot $119/sqft · 32% below area Est $230k · 20% 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 +9.1/30.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

**Seller is offering a $5K credit for buyer to finish out the floors**. Investment opportunity or .48AC lot sale, just steps from the water in Loon Bay. Seller has thoughtfully remodeled both the kitchen and living room with vaulted ceilings and low maintenance finishes. Make this home your own with plenty of opportunity to put finishing touches on the bedrooms and bathrooms. Close to POA boat launch within the subdivision as well as shopping, groceries, dining and more. This is an As Is Sale - seller will make no repairs.

Key facts

• Remodeled kitchen
• Boat launch access
• Vaulted ceilings

Tags

• REMODELED KITCHEN
• REMODELED LIVING ROOM
• VAULTED CEILINGS
• LOW MAINTENANCE FINISHES
• BOAT LAUNCH ACCESS
• CLOSE TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-141 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (19.8% below list).
• Recommended offer: $148k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 159 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $148,352 (19.8% 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 159 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.80% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.27%
• DSCR: 0.85
• GRM: 10.4

CMA / ARV

• ARV (median comp): $230,495
• List price: $185,000
• Delta: -19.74%
• 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
146 Bluebonnet Dr	0.15mi	3/2.0	1,630 (+4%)	4mo	$265,000	$163	82
275 Harbor Dr	0.21mi	3/2.0	1,545 (-1%)	11mo	$349,000	$226	80
112 Westview Dr	0.28mi	3/2.0	1,482 (-5%)	3mo	$246,900	$167	76
104 Rudder Rd	0.64mi	3/2.0	1,601 (+3%)	2mo	$297,500	$186	64
102 Boshart Way	0.61mi	3/2.0	1,588 (+2%)	6mo	$185,000	$116	63
122 Harbor Dr	0.39mi	2/2.0 (-1)	1,508 (-3%)	12mo	$589,000	$391	62
215 Southland Dr	0.42mi	2/1.0 (-1)	1,544 (-1%)	11mo	$90,000	$58	60
125 Bluebonnet Dr	0.29mi	3/2.0	1,380 (-12%)	10mo	$229,900	$167	59
111 Woodland Trl	0.54mi	3/2.0	1,664 (+7%)	6mo	$245,000	$147	59
135 Wildgrove	0.46mi	3/2.0	1,431 (-8%)	12mo	$249,900	$175	55
143 Doe Run Rd	0.35mi	3/2.0	1,374 (-12%)	11mo	$218,000	$159	54
149 Woodland Trl	0.49mi	2/2.0 (-1)	1,408 (-10%)	7mo	$235,000	$167	50

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: -25.3%
• Equity multiple: 0.16×
• Total profit: $-43,284
• Equity at exit: $27,584

10-year hold

• IRR: -34.9%
• Equity multiple: -0.27×
• Total profit: $-65,907
• Equity at exit: $15,995

Cash invested: $51,800 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,484 high
• Mortgage (P&I): −$970
• Tax from tax record: −$255 /mo · $3,061/yr
• Insurance: −$77
• HOA: −$11
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $-141

Break-even live

Break-even rent $1,662

Max offer price $160,030

Occupancy floor —

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
158 Westview Dr Gun Barrel City, TX	3.0	2.0	1298	$1,314	$1.01	6d	1	0.04mi
149 Sunset Bay Dr Gun Barrel City, TX	3.0	2.0	1298	$1,300	$1.00	24d	1	0.08mi
140 Loon Bay Dr Gun Barrel City, TX	3.0	2.0	1298	$1,480	$1.14	43d	1	0.14mi
138 Loon Bay Dr Gun Barrel City, TX	3.0	2.0	1298	$1,235	$0.95	12d	1	0.15mi
204 Wildflower Dr Gun Barrel City, TX	3.0	2.0	1350	$1,624	$1.20	43d	1	0.97mi
318 Bay Ct Gun Barrel City, TX	3.0	2.0	1510	$1,264	$0.84	2d	1	0.98mi
304 Outboard Dr Gun Barrel City, TX	3.0	2.0	1600	$1,514	$0.95	43d	1	1.07mi
313 Bounding Main St Gun Barrel City, TX	3.0	2.0	1600	$1,514	$0.95	43d	1	1.12mi
1319 W Main St Unit 1 Gun Barrel City, TX	3.0	2.5	1545	$1,950	$1.26	43d	1	1.14mi
602 Legendary Ln Gun Barrel City, TX	3.0	2.0	1452	$1,600	$1.10	43d	1	1.16mi
1319 W Main St #16 Gun Barrel City, TX	3.0	2.5	1545	$1,695	$1.10	43d	1	1.19mi
330 Flagship Ln Mabank, TX	3.0	2.0	1510	$1,460	$0.97	2d	1	1.25mi
334 Bounding Main St Gun Barrel City, TX	3.0	2.0	1600	$1,540	$0.96	2d	1	1.26mi
306 Outboard Dr Gun Barrel City, TX	3.0	2.0	1600	$1,264	$0.79	2d	1	1.27mi
459 Admiral Dr Gun Barrel City, TX	3.0	2.0	1510	$1,549	$1.03	2d	1	1.48mi

HOA detail

• Monthly dues: $11 · $132/yr
• Likely covers: water

Listing history 29 events

1. 2026-06-19
   days on market $185,000 Active 159 DOM
2. 2026-06-18
   days on market $185,000 Active 158 DOM
3. 2026-06-17
   days on market $185,000 Active 157 DOM
4. 2026-06-16
   days on market $185,000 Active 156 DOM
5. 2026-06-15
   days on market $185,000 Active 155 DOM
6. 2026-06-14
   days on market $185,000 Active 153 DOM
7. 2026-06-12
   days on market $185,000 Active 152 DOM
8. 2026-06-09
   days on market $185,000 Active 149 DOM
9. 2026-06-08
   days on market $185,000 Active 148 DOM
10. 2026-06-07
    days on market $185,000 Active 147 DOM
11. 2026-06-05
    days on market $185,000 Active 144 DOM
12. 2026-06-03
    days on market $185,000 Active 143 DOM
13. 2026-06-02
    days on market $185,000 Active 142 DOM
14. 2026-06-01
    days on market $185,000 Active 141 DOM
15. 2026-05-31
    days on market $185,000 Active 140 DOM
16. 2026-05-30
    days on market $185,000 Active 139 DOM
17. 2026-05-15
    price $185,000 528-char remark

    Show marketing remark (528 chars)

    **Seller is offering a $5K credit for buyer to finish out the floors**. Investment opportunity or .48AC lot sale, just steps from the water in Loon Bay. Seller has thoughtfully remodeled both the kitchen and living room with vaulted ceilings and low maintenance finishes. Make this home your own with plenty of opportunity to put finishing touches on the bedrooms and bathrooms. Close to POA boat launch within the subdivision as well as shopping, groceries, dining and more. This is an As Is Sale - seller will make no repairs.

18. 2026-01-06
    listed $200,000 Active 528-char remark

    Show marketing remark (528 chars)

    **Seller is offering a $5K credit for buyer to finish out the floors**. Investment opportunity or .48AC lot sale, just steps from the water in Loon Bay. Seller has thoughtfully remodeled both the kitchen and living room with vaulted ceilings and low maintenance finishes. Make this home your own with plenty of opportunity to put finishing touches on the bedrooms and bathrooms. Close to POA boat launch within the subdivision as well as shopping, groceries, dining and more. This is an As Is Sale - seller will make no repairs.

19. 2022-04-29
    soldstatus
20. 2019-09-09
    soldstatus
21. 2019-09-04
    soldstatus Sold 450-char remark

    Show marketing remark (450 chars)

    Investment opportunity. This terrific brick home has made a great rental. It offers 3 bedrooms, 2 full baths, covered patio, fireplace with blower to warm the entire home, large kitchen with lots of cabinets and an oversized 2 car garage. The yard is fenced, has a shed and is located on two lots. Close to everything shopping, groceries, movie theater and more. POA boat launch in subdivision too! This is an AS IS sale. Seller will make no repairs.

22. 2019-09-04
    soldstatus

    Show marketing remark (450 chars)

    Investment opportunity. This terrific brick home has made a great rental. It offers 3 bedrooms, 2 full baths, covered patio, fireplace with blower to warm the entire home, large kitchen with lots of cabinets and an oversized 2 car garage. The yard is fenced, has a shed and is located on two lots. Close to everything shopping, groceries, movie theater and more. POA boat launch in subdivision too! This is an AS IS sale. Seller will make no repairs.

23. 2019-04-08
    status Pending 450-char remark

    Show marketing remark (450 chars)

    Investment opportunity. This terrific brick home has made a great rental. It offers 3 bedrooms, 2 full baths, covered patio, fireplace with blower to warm the entire home, large kitchen with lots of cabinets and an oversized 2 car garage. The yard is fenced, has a shed and is located on two lots. Close to everything shopping, groceries, movie theater and more. POA boat launch in subdivision too! This is an AS IS sale. Seller will make no repairs.

24. 2019-03-30
    historical Active Option Contract 450-char remark

    Show marketing remark (450 chars)

    Investment opportunity. This terrific brick home has made a great rental. It offers 3 bedrooms, 2 full baths, covered patio, fireplace with blower to warm the entire home, large kitchen with lots of cabinets and an oversized 2 car garage. The yard is fenced, has a shed and is located on two lots. Close to everything shopping, groceries, movie theater and more. POA boat launch in subdivision too! This is an AS IS sale. Seller will make no repairs.

25. 2019-03-20
    price $124,900 450-char remark

    Show marketing remark (450 chars)

    Investment opportunity. This terrific brick home has made a great rental. It offers 3 bedrooms, 2 full baths, covered patio, fireplace with blower to warm the entire home, large kitchen with lots of cabinets and an oversized 2 car garage. The yard is fenced, has a shed and is located on two lots. Close to everything shopping, groceries, movie theater and more. POA boat launch in subdivision too! This is an AS IS sale. Seller will make no repairs.

26. 2019-02-16
    listed $149,900 Active 450-char remark

    Show marketing remark (450 chars)

    Investment opportunity. This terrific brick home has made a great rental. It offers 3 bedrooms, 2 full baths, covered patio, fireplace with blower to warm the entire home, large kitchen with lots of cabinets and an oversized 2 car garage. The yard is fenced, has a shed and is located on two lots. Close to everything shopping, groceries, movie theater and more. POA boat launch in subdivision too! This is an AS IS sale. Seller will make no repairs.

27. 2019-02-16
    listed $124,900

    Show marketing remark (450 chars)

    Investment opportunity. This terrific brick home has made a great rental. It offers 3 bedrooms, 2 full baths, covered patio, fireplace with blower to warm the entire home, large kitchen with lots of cabinets and an oversized 2 car garage. The yard is fenced, has a shed and is located on two lots. Close to everything shopping, groceries, movie theater and more. POA boat launch in subdivision too! This is an AS IS sale. Seller will make no repairs.

28. 2009-09-10
    soldstatus
29. 1992-09-11
    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: $3,061 · $255/mo
• Projected year-2 tax: $3,386 · $282/mo
• Expected delta: +$324/yr (+$27/mo · 10.6%)

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

Taxation est. · year 1

• Rental income: $17,802
• − Mortgage interest: −$10,363
• − Property taxes: −$3,061
• − Insurance: −$925
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − HOA: −$132
• − Depreciation: −$5,382
• Taxable loss: −$4,909
• Est. tax savings @ 24.0%: +$1,178
• After-tax cash flow: $-518/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

+23.4% since first listed

13 events — show timeline

• 2026-05-15 Price Changed $185,000 NTREIS
• 2026-01-06 Listed $200,000 NTREIS
• 2022-04-29 Sold (Public Records) — Public Records
• 2019-09-09 Sold (Public Records) — Public Records
• 2019-09-04 Sold (MLS) — HCBOR
• 2019-09-04 Sold (MLS) — NTREIS
• 2019-04-08 Pending — NTREIS
• 2019-03-30 Contingent — NTREIS
• 2019-03-20 Price Changed $124,900 NTREIS
• 2019-02-16 Listed $124,900 HCBOR
• 2019-02-16 Listed $149,900 NTREIS
• 2009-09-10 Sold (Public Records) — Public Records
• 1992-09-11 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $3,061 · +0.5% YoY. Source: county tax records.