107 Meadowlark Ln · Gun Barrel City, TX 75156

$125,000

3 bd · 2.0 ba · 1,008 sqft · Manufactured public records · 121 Days on market

Built 1983 0.38 ac lot $124/sqft · 56% above area $6/mo HOA

---

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
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• 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 MLS

Well maintained 3 bedroom, 2 bath home situated on three spacious, tree shaded lots offering extra privacy and room to enjoy the outdoors. This inviting property features a large covered front porch and a spacious back deck ideal for entertaining. Two storage sheds provide plenty of space for tools, lawn equipment, or hobbies. Inside, you'll find an open concept living, kitchen, and dining area with a functional layout and comfortable flow. Updates include paint, carpet and double pane windows. A split bedroom arrangement provides added privacy, with generously sized bedrooms and spacious bathrooms. Conveniently located with lake access available through the HOA boat ramp, this property combines comfort and outdoor enjoyment perfect for full-time living or a weekend retreat.

Key facts

• Spacious back deck
• Two storage sheds
• 0.38 acre lot

Tags

• LARGE COVERED FRONT PORCH
• SPACIOUS BACK DECK
• TWO STORAGE SHEDS
• LAKE ACCESS AVAILABLE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 3.2% 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); 699 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 33% 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($110k) 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.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 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: 1.32% ✓
• Cap rate: 11.54%
• Cash-on-cash: 18.75%
• DSCR: 1.83
• GRM: 6.3

CMA / ARV

• ARV (median comp): $80,000
• List price: $125,000
• Delta: 56.25%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Meadowlark Ln	0.08mi	2/2.0 (-1)	896 (-11%)	1mo	$80,000	$89	72
129 Prewitt	0.43mi	2/2.0 (-1)	960 (-5%)	15mo	$85,000	$89	55
242 Ben Lacy Dr	0.58mi	3/2.0	1,144 (+14%)	21mo	$149,900	$131	33

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: 7.3%
• Equity multiple: 1.28×
• Total profit: $9,695
• Equity at exit: $18,638

10-year hold

• IRR: 14.0%
• Equity multiple: 1.98×
• Total profit: $34,416
• Equity at exit: $10,808

Cash invested: $35,000 (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: 699
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,653 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$45 /mo · $542/yr
• Insurance: −$52
• HOA: −$6
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $547

Break-even live

Break-even rent $960

Max offer price $125,000

Occupancy floor 62%

Sensitivity live

Price	-10% $618	-5% $582	+0% $547	+5% $512	+10% $476
Rent	-10% $416	-5% $482	+0% $547	+5% $612	+10% $677
Rate	-1.0pp $610	-0.5pp $579	base $547	+0.5pp $515	+1.0pp $482

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
367 Box Rd Gun Barrel City, TX	3.0	2.0	1216	$1,600	$1.32	45d	1	0.37mi
112 Queenswood Dr Mabank, TX	4.0	2.0	1376	$1,595	$1.16	45d	1	0.84mi
602 Legendary Ln Gun Barrel City, TX	3.0	2.0	1452	$1,600	$1.10	45d	1	1.24mi
114 Timber Crst Mabank, TX	2.0	2.0	950	$1,300	$1.37	45d	1	1.31mi

HOA detail

• Monthly dues: $6 · $72/yr

Listing history 21 events

1. 2026-06-21
   days on market $125,000 Active 121 DOM
2. 2026-06-19
   days on market $125,000 Active 119 DOM
3. 2026-06-18
   days on market $125,000 Active 118 DOM
4. 2026-06-17
   days on market $125,000 Active 117 DOM
5. 2026-06-16
   days on market $125,000 Active 116 DOM
6. 2026-06-15
   days on market $125,000 Active 115 DOM
7. 2026-06-14
   days on market $125,000 Active 113 DOM
8. 2026-06-12
   days on market $125,000 Active 112 DOM
9. 2026-06-09
   days on market $125,000 Active 109 DOM
10. 2026-06-08
    days on market $125,000 Active 108 DOM
11. 2026-06-07
    days on market $125,000 Active 107 DOM
12. 2026-06-05
    days on market $125,000 Active 104 DOM
13. 2026-06-03
    days on market $125,000 Active 103 DOM
14. 2026-06-02
    days on market $125,000 Active 102 DOM
15. 2026-06-01
    days on market $125,000 Active 101 DOM
16. 2026-05-31
    days on market $125,000 Active 100 DOM
17. 2026-05-30
    days on market $125,000 Active 99 DOM
18. 2026-02-20
    listed $125,000 Active 785-char remark

    Show marketing remark (785 chars)

    Well maintained 3 bedroom, 2 bath home situated on three spacious, tree shaded lots offering extra privacy and room to enjoy the outdoors. This inviting property features a large covered front porch and a spacious back deck ideal for entertaining. Two storage sheds provide plenty of space for tools, lawn equipment, or hobbies. Inside, you'll find an open concept living, kitchen, and dining area with a functional layout and comfortable flow. Updates include paint, carpet and double pane windows. A split bedroom arrangement provides added privacy, with generously sized bedrooms and spacious bathrooms. Conveniently located with lake access available through the HOA boat ramp, this property combines comfort and outdoor enjoyment perfect for full-time living or a weekend retreat.

19. 2026-02-19
    listed $125,000 Active 785-char remark

    Show marketing remark (785 chars)

    Well maintained 3 bedroom, 2 bath home situated on three spacious, tree shaded lots offering extra privacy and room to enjoy the outdoors. This inviting property features a large covered front porch and a spacious back deck ideal for entertaining. Two storage sheds provide plenty of space for tools, lawn equipment, or hobbies. Inside, you'll find an open concept living, kitchen, and dining area with a functional layout and comfortable flow. Updates include paint, carpet and double pane windows. A split bedroom arrangement provides added privacy, with generously sized bedrooms and spacious bathrooms. Conveniently located with lake access available through the HOA boat ramp, this property combines comfort and outdoor enjoyment perfect for full-time living or a weekend retreat.

20. 2021-10-01
    soldstatus
21. 2007-10-23
    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: $542 · $45/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$1,745/yr (+$145/mo · 321.9%)

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

Taxation est. · year 1

• Rental income: $19,833
• − Mortgage interest: −$7,002
• − Property taxes: −$542
• − Insurance: −$625
• − Repairs & maintenance: −$1,587
• − Management: −$1,587
• − HOA: −$72
• − Depreciation: −$3,636
• Taxable income: $4,783
• Est. tax owed @ 24.0%: −$1,148
• After-tax cash flow: $5,415/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
• City population: 16,333
• 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

+0.0% since first listed

4 events — show timeline

• 2026-02-20 Listed $125,000 HCBOR
• 2026-02-19 Listed $125,000 NTREIS
• 2021-10-01 Sold (Public Records) — Public Records
• 2007-10-23 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $542 · +10.6% YoY. Source: county tax records.