334 Whispering Trl · Gun Barrel City, TX 75156

$145,500

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 154 Days on market

Built 2018 7,884 sqft lot $100/sqft · 23% below area Est $188k · 23% under $8/mo HOA · 1% of rent ↓ 18% 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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.9/10.0
• 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

This well-maintained 2023 3-bedroom, 2-bath home offers the perfect blend of comfort, space, and community amenities. Inside, you’ll find an inviting open-concept layout featuring ample cabinetry, and a separate dining area—ideal for family meals or entertaining guests. The split-bedroom floor plan provides added privacy, with the primary suite showcasing a large walk-in closet and an ensuite bath complete with a relaxing garden tub.

Key facts

• 7,884 sq ft lot
• Built 2018
• Listed 153 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $146k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $146k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Recommended offer $128,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.09% ✓
• Cap rate: 8.25%
• Cash-on-cash: 7.01%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (median comp): $188,022
• List price: $145,500
• Delta: -22.62%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
327 Whispering Trl	0.06mi	3/2.0	1,408 (-3%)	9mo	$184,900	$131	84
331 Whispering Trl	0.04mi	3/2.0	1,344 (-8%)	10mo	$199,900	$149	77
311 Whispering Trl	0.14mi	4/2.0 (+1)	1,475 (+1%)	16mo	$195,000	$132	73
210 Bayview St	0.32mi	3/2.0	1,568 (+8%)	11mo	$275,000	$175	64
104 Still Water Dr	0.42mi	3/2.0	1,388 (-5%)	12mo	$199,500	$144	63

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: -9.0%
• Equity multiple: 0.68×
• Total profit: $-13,039
• Equity at exit: $21,695

10-year hold

• IRR: -4.2%
• Equity multiple: 0.76×
• Total profit: $-9,667
• Equity at exit: $12,580

Cash invested: $40,740 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,584 medium
• Mortgage (P&I): −$763
• Tax est. 1.5%: −$182 /mo · $2,182/yr
• Insurance: −$61
• HOA: −$8
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $238

Break-even live

Break-even rent $1,283

Max offer price $145,500

Occupancy floor 80%

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: $36,375
• Closing costs: $4,365
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Cottonwood Trl Gun Barrel City, TX	3.0	2.0	1845	$1,980	$1.07	44d	1	0.81mi
204 Paschall Blvd Unit C4 Mabank, TX	2.0	2.0	995	$980	$0.98	44d	1	1.30mi
204 Paschall Blvd Apt D2 Mabank, TX	2.0	2.0	995	$949	$0.95	44d	1	1.30mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 28 events

1. 2026-06-19
   days on market $145,500 Active 154 DOM
2. 2026-06-18
   days on market $145,500 Active 153 DOM
3. 2026-06-17
   days on market $145,500 Active 152 DOM
4. 2026-06-16
   days on market $145,500 Active 151 DOM
5. 2026-06-15
   days on market $145,500 Active 150 DOM
6. 2026-06-14
   days on market $145,500 Active 148 DOM
7. 2026-06-12
   days on market $145,500 Active 147 DOM
8. 2026-06-09
   days on market $145,500 Active 144 DOM
9. 2026-06-08
   days on market $145,500 Active 143 DOM
10. 2026-06-07
    days on market $145,500 Active 142 DOM
11. 2026-06-05
    days on market $145,500 Active 139 DOM
12. 2026-06-03
    days on market $145,500 Active 138 DOM
13. 2026-06-02
    days on market $145,500 Active 137 DOM
14. 2026-06-01
    days on market $145,500 Active 136 DOM
15. 2026-05-31
    days on market $145,500 Active 135 DOM
16. 2026-05-30
    days on market $145,500 Active 134 DOM
17. 2026-03-13
    price $147,500 449-char remark

    Show marketing remark (449 chars)

    This well-maintained 2023 3-bedroom, 2-bath home offers the perfect blend of comfort, space, and community amenities. Inside, you’ll find an inviting open-concept layout featuring ample cabinetry, and a separate dining area—ideal for family meals or entertaining guests. The split-bedroom floor plan provides added privacy, with the primary suite showcasing a large walk-in closet and an ensuite bath complete with a relaxing garden tub.

18. 2026-03-06
    price $151,500 449-char remark

    Show marketing remark (449 chars)

    This well-maintained 2023 3-bedroom, 2-bath home offers the perfect blend of comfort, space, and community amenities. Inside, you’ll find an inviting open-concept layout featuring ample cabinetry, and a separate dining area—ideal for family meals or entertaining guests. The split-bedroom floor plan provides added privacy, with the primary suite showcasing a large walk-in closet and an ensuite bath complete with a relaxing garden tub.

19. 2026-02-28
    price $155,500 449-char remark

    Show marketing remark (449 chars)

    This well-maintained 2023 3-bedroom, 2-bath home offers the perfect blend of comfort, space, and community amenities. Inside, you’ll find an inviting open-concept layout featuring ample cabinetry, and a separate dining area—ideal for family meals or entertaining guests. The split-bedroom floor plan provides added privacy, with the primary suite showcasing a large walk-in closet and an ensuite bath complete with a relaxing garden tub.

20. 2026-02-20
    price $159,500 449-char remark

    Show marketing remark (449 chars)

    This well-maintained 2023 3-bedroom, 2-bath home offers the perfect blend of comfort, space, and community amenities. Inside, you’ll find an inviting open-concept layout featuring ample cabinetry, and a separate dining area—ideal for family meals or entertaining guests. The split-bedroom floor plan provides added privacy, with the primary suite showcasing a large walk-in closet and an ensuite bath complete with a relaxing garden tub.

21. 2026-02-13
    price $163,500 449-char remark

    Show marketing remark (449 chars)

    This well-maintained 2023 3-bedroom, 2-bath home offers the perfect blend of comfort, space, and community amenities. Inside, you’ll find an inviting open-concept layout featuring ample cabinetry, and a separate dining area—ideal for family meals or entertaining guests. The split-bedroom floor plan provides added privacy, with the primary suite showcasing a large walk-in closet and an ensuite bath complete with a relaxing garden tub.

22. 2026-02-07
    price $167,500 449-char remark

    Show marketing remark (449 chars)

    This well-maintained 2023 3-bedroom, 2-bath home offers the perfect blend of comfort, space, and community amenities. Inside, you’ll find an inviting open-concept layout featuring ample cabinetry, and a separate dining area—ideal for family meals or entertaining guests. The split-bedroom floor plan provides added privacy, with the primary suite showcasing a large walk-in closet and an ensuite bath complete with a relaxing garden tub.

23. 2026-01-30
    price $171,500 449-char remark

    Show marketing remark (449 chars)

    This well-maintained 2023 3-bedroom, 2-bath home offers the perfect blend of comfort, space, and community amenities. Inside, you’ll find an inviting open-concept layout featuring ample cabinetry, and a separate dining area—ideal for family meals or entertaining guests. The split-bedroom floor plan provides added privacy, with the primary suite showcasing a large walk-in closet and an ensuite bath complete with a relaxing garden tub.

24. 2026-01-23
    price $175,500 449-char remark

    Show marketing remark (449 chars)

    This well-maintained 2023 3-bedroom, 2-bath home offers the perfect blend of comfort, space, and community amenities. Inside, you’ll find an inviting open-concept layout featuring ample cabinetry, and a separate dining area—ideal for family meals or entertaining guests. The split-bedroom floor plan provides added privacy, with the primary suite showcasing a large walk-in closet and an ensuite bath complete with a relaxing garden tub.

25. 2026-01-16
    listed $179,500 Active 449-char remark

    Show marketing remark (449 chars)

    This well-maintained 2023 3-bedroom, 2-bath home offers the perfect blend of comfort, space, and community amenities. Inside, you’ll find an inviting open-concept layout featuring ample cabinetry, and a separate dining area—ideal for family meals or entertaining guests. The split-bedroom floor plan provides added privacy, with the primary suite showcasing a large walk-in closet and an ensuite bath complete with a relaxing garden tub.

26. 2022-11-22
    soldstatus
27. 2018-06-27
    soldstatus
28. 1997-03-19
    soldstatus

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

Taxation est. · year 1

• Rental income: $19,009
• − Mortgage interest: −$8,150
• − Property taxes: −$2,182
• − Insurance: −$728
• − Repairs & maintenance: −$1,521
• − Management: −$1,521
• − HOA: −$96
• − Depreciation: −$4,233
• Taxable income: $578
• Est. tax owed @ 24.0%: −$139
• After-tax cash flow: $2,716/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

-17.8% since first listed

12 events — show timeline

• 2026-03-13 Price Changed $147,500 NTREIS
• 2026-03-06 Price Changed $151,500 NTREIS
• 2026-02-28 Price Changed $155,500 NTREIS
• 2026-02-20 Price Changed $159,500 NTREIS
• 2026-02-13 Price Changed $163,500 NTREIS
• 2026-02-07 Price Changed $167,500 NTREIS
• 2026-01-30 Price Changed $171,500 NTREIS
• 2026-01-23 Price Changed $175,500 NTREIS
• 2026-01-16 Listed $179,500 NTREIS
• 2022-11-22 Sold (Public Records) — Public Records
• 2018-06-27 Sold (Public Records) — Public Records
• 1997-03-19 Sold (Public Records) — Public Records

Property tax history

+13.5%/yr

Latest (2025): $209 · +0.5% YoY. Source: county tax records.