306 Bounding Main St · Gun Barrel City, TX 75156

$75,000

2 bd · 1.0 ba · 992 sqft · SingleFamily public records · 215 Days on market

Built 1976 6,970 sqft lot $8/mo HOA · 1% of rent

---

Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Wow! Great rehab project in a wonderful area of Gun Barrel City! BUYER TO VERIFY ALL MEASUREMENTS, ALL SCHOOLS, AND ALL UTILITIES. SELLER IS RELATED TO THE LISTING BROKER. SELLER HAS NEVER LIVED AT THE PROPERTY. PROPERTY HAS BEEN VACANT FOR SEVERAL YEARS. THE LOT IS . 16 AC There is a vacant lot on each side owned by someone else NOT the seller. AT ONE TIME ALL 3 LOTS were 1 Lot with one owner that was about . 48 AC THAT IS WHAT THE COUNTY-CITY SHOWS ON THE MAP WHICH IS WRONG.

Key facts

• 6,970 sq ft lot
• Built 1976
• Listed 214 days

Property features AI

Finance

• Financial info: Acceptable financing: Cash or Conventional; No second mortgage listed
• HOA & community: Voluntary HOA (Harbor Point HOA); Annual association fee of $100; HOA management phone available

Exterior

• Parking: Driveway parking on site
• Utilities: City water; Not in a municipal utility district
• Home design: Single-family residence; One story
• Construction: Frame and siding construction; Built in 1976; Preowned condition
• Exterior features: Few trees on the lot; Large backyard with grass

Interior

• Kitchen: Appliances listed as Other
• Bedrooms: 2 bedrooms on the main level (includes primary bedroom)
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: High-speed internet available; Five total rooms with one living area and one dining area
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $527 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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.
• Zoned schools: Lakeview El (math 47% / reading 47%, grade D-, #1,006 of 4,322 statewide, top 25%, 431 students, 74% FRL) — zoned schools average 74% FRL vs 54% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 215 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 215 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.68% ✓
• Cap rate: 14.72%
• Cash-on-cash: 30.10%
• DSCR: 2.34
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $182,528
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 Bounding Main St	0.00mi	2/1.0	992 (0%)	18mo	$75,000	$76	85
429 Jib Dr	0.41mi	2/1.0	1,008 (+2%)	13mo	$449,900	$446	67
214 Masthead Rd	0.46mi	2/1.0	896 (-10%)	1mo	$164,500	$184	62
116 Doe Run Rd	0.73mi	3/3.0 (+1)	1,026 (+3%)	11mo	$108,900	$106	38

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: 21.4%
• Equity multiple: 1.84×
• Total profit: $17,693
• Equity at exit: $11,183

10-year hold

• IRR: 27.5%
• Equity multiple: 3.11×
• Total profit: $44,295
• Equity at exit: $6,485

Cash invested: $21,000 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,259 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$36 /mo · $426/yr
• Insurance: −$31
• HOA: −$8
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $527

Break-even live

Break-even rent $593

Max offer price $75,000

Occupancy floor 53%

Sensitivity live

Price	-10% $569	-5% $548	+0% $527	+5% $506	+10% $484
Rent	-10% $427	-5% $477	+0% $527	+5% $576	+10% $626
Rate	-1.0pp $565	-0.5pp $546	base $527	+0.5pp $507	+1.0pp $488

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 17 events

1. 2026-06-19
   days on market $75,000 Active 215 DOM
2. 2026-06-18
   days on market $75,000 Active 214 DOM
3. 2026-06-17
   days on market $75,000 Active 213 DOM
4. 2026-06-16
   days on market $75,000 Active 212 DOM
5. 2026-06-15
   days on market $75,000 Active 211 DOM
6. 2026-06-14
   days on market $75,000 Active 209 DOM
7. 2026-06-12
   days on market $75,000 Active 208 DOM
8. 2026-06-09
   days on market $75,000 Active 205 DOM
9. 2026-06-08
   days on market $75,000 Active 204 DOM
10. 2026-06-07
    days on market $75,000 Active 203 DOM
11. 2026-06-05
    days on market $75,000 Active 200 DOM
12. 2026-06-03
    days on market $75,000 Active 199 DOM
13. 2026-06-02
    days on market $75,000 Active 198 DOM
14. 2026-06-01
    days on market $75,000 Active 197 DOM
15. 2026-05-31
    days on market $75,000 Active 196 DOM
16. 2026-05-30
    days on market $75,000 Active 195 DOM
17. 2025-11-15
    listed $75,000 Active

ⓘ 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: $426 · $36/mo
• Projected year-2 tax: $1,372 · $114/mo
• Expected delta: +$946/yr (+$79/mo · 221.9%)

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

Taxation est. · year 1

• Rental income: $15,111
• − Mortgage interest: −$4,201
• − Property taxes: −$426
• − Insurance: −$375
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − HOA: −$96
• − Depreciation: −$2,182
• Taxable income: $5,413
• Est. tax owed @ 24.0%: −$1,299
• After-tax cash flow: $5,022/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

1 event — show timeline

• 2025-11-15 Listed $75,000 NTREIS