849 S Gun Barrel Ln Unit F5 · Gun Barrel City, TX 75156

$140,000

2 bd · 2.0 ba · 1,100 sqft · Condo · 423 Days on market

Built 1985 Good condition $127/sqft · 26% below area Est $189k · 26% under $312/mo HOA · 21% of rent ↓ 38% since listing

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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 +8.3/30.0
• 1% rule +5.4/10.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• DSCR +2.2/10.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for the perfect summer escape or hassle-free full-time living? This beautiful, move-in ready condo in the desirable Lifescape Condos has everything you need! With low-maintenance living—thanks to the HOA taking care of lawn care and exterior upkeep—you’ll have more time to enjoy all that this fantastic area has to offer. Beat the Texas heat with covered parking and cool off in the community pool, just steps from your door! Nestled in a prime location, you’re minutes from Mabank and Gun Barrel City, where you’ll find shopping, dining, and entertainment. And let’s not forget—you’re just moments from Cedar Creek Lake, making this the perfect spot for weekend getaways or lake life year-round! Don’t miss out on this rare opportunity for easy, carefree living in a highly sought-after community.

Key facts

• Cedar creek lake
• Covered parking
• Community pool

Tags

• COVERED PARKING
• COMMUNITY POOL
• PRIME LOCATION
• SHOPPING DINING ENTERTAINMENT
• CEDAR CREEK LAKE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-129 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (13.3% below list).
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $121k (13.3% below list) — sets the bar for cash-flow.
• Cap rate 5.2% 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.
• Zoned schools: Southside El (math 37% / reading 37%, grade F, #1,769 of 4,322 statewide, top 44%, 486 students, 80% FRL); Mabank Int (math 49% / reading 34%, grade F, #595 of 1,662 statewide, top 37%, 611 students, 66% FRL); Mabank H S (math 36% / reading 53%, grade F, #652 of 1,632 statewide, top 43%, 1,111 students, 57% FRL).
• Market conditions: Rents falling (-5.8%/yr); 699 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 423 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $85k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $121,368 (13.3% 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 423 days. Have you received any prior offers? Is the seller open to a 13% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.04% ✓
• Cap rate: 5.19%
• Cash-on-cash: -3.94%
• DSCR: 0.82
• GRM: 8.0

CMA / ARV

• ARV (median comp): $189,445
• List price: $140,000
• Delta: -26.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -27.4%
• Equity multiple: 0.11×
• Total profit: $-34,942
• Equity at exit: $20,874

10-year hold

• IRR: -50.8%
• Equity multiple: -0.44×
• Total profit: $-56,616
• Equity at exit: $12,105

Cash invested: $39,200 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,457 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$312
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $-129

Break-even live

Break-even rent $1,620

Max offer price $121,368

Occupancy floor —

Sensitivity live

Price	-10% $-32	-5% $-80	+0% $-129	+5% $-177	+10% $-226
Rent	-10% $-244	-5% $-186	+0% $-129	+5% $-71	+10% $-14
Rate	-1.0pp $-58	-0.5pp $-93	base $-129	+0.5pp $-165	+1.0pp $-202

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Timber Crst Mabank, TX	2.0	2.0	950	$1,300	$1.37	45d	1	1.11mi
367 Box Rd Gun Barrel City, TX	3.0	2.0	1216	$1,600	$1.32	45d	1	1.42mi

HOA detail condo

• Monthly dues: $312 · $3,744/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $140,000 Active 423 DOM
2. 2026-06-19
   days on market $140,000 Active 421 DOM
3. 2026-06-18
   days on market $140,000 Active 420 DOM
4. 2026-06-17
   days on market $140,000 Active 419 DOM
5. 2026-06-16
   days on market $140,000 Active 418 DOM
6. 2026-06-15
   days on market $140,000 Active 417 DOM
7. 2026-06-14
   days on market $140,000 Active 415 DOM
8. 2026-06-12
   days on market $140,000 Active 414 DOM
9. 2026-06-09
   days on market $140,000 Active 411 DOM
10. 2026-06-08
    days on market $140,000 Active 410 DOM
11. 2026-06-07
    days on market $140,000 Active 409 DOM
12. 2026-06-05
    days on market $140,000 Active 406 DOM
13. 2026-06-03
    days on market $140,000 Active 405 DOM
14. 2026-06-02
    days on market $140,000 Active 404 DOM
15. 2026-06-01
    days on market $140,000 Active 403 DOM
16. 2026-05-31
    days on market $140,000 Active 402 DOM
17. 2026-05-30
    days on market $140,000 Active 401 DOM
18. 2026-03-20
    price $140,000 861-char remark

    Show marketing remark (861 chars)

    Looking for the perfect summer escape or hassle-free full-time living? This beautiful, move-in ready condo in the desirable Lifescape Condos has everything you need! With low-maintenance living—thanks to the HOA taking care of lawn care and exterior upkeep—you’ll have more time to enjoy all that this fantastic area has to offer. Beat the Texas heat with covered parking and cool off in the community pool, just steps from your door! Nestled in a prime location, you’re minutes from Mabank and Gun Barrel City, where you’ll find shopping, dining, and entertainment. And let’s not forget—you’re just moments from Cedar Creek Lake, making this the perfect spot for weekend getaways or lake life year-round! Don’t miss out on this rare opportunity for easy, carefree living in a highly sought-after community.

19. 2025-09-12
    price $175,000 861-char remark

    Show marketing remark (861 chars)

    Looking for the perfect summer escape or hassle-free full-time living? This beautiful, move-in ready condo in the desirable Lifescape Condos has everything you need! With low-maintenance living—thanks to the HOA taking care of lawn care and exterior upkeep—you’ll have more time to enjoy all that this fantastic area has to offer. Beat the Texas heat with covered parking and cool off in the community pool, just steps from your door! Nestled in a prime location, you’re minutes from Mabank and Gun Barrel City, where you’ll find shopping, dining, and entertainment. And let’s not forget—you’re just moments from Cedar Creek Lake, making this the perfect spot for weekend getaways or lake life year-round! Don’t miss out on this rare opportunity for easy, carefree living in a highly sought-after community.

20. 2025-09-04
    status Active 861-char remark

    Show marketing remark (861 chars)

    Looking for the perfect summer escape or hassle-free full-time living? This beautiful, move-in ready condo in the desirable Lifescape Condos has everything you need! With low-maintenance living—thanks to the HOA taking care of lawn care and exterior upkeep—you’ll have more time to enjoy all that this fantastic area has to offer. Beat the Texas heat with covered parking and cool off in the community pool, just steps from your door! Nestled in a prime location, you’re minutes from Mabank and Gun Barrel City, where you’ll find shopping, dining, and entertainment. And let’s not forget—you’re just moments from Cedar Creek Lake, making this the perfect spot for weekend getaways or lake life year-round! Don’t miss out on this rare opportunity for easy, carefree living in a highly sought-after community.

21. 2025-09-04
    historical 861-char remark

    Show marketing remark (861 chars)

    Looking for the perfect summer escape or hassle-free full-time living? This beautiful, move-in ready condo in the desirable Lifescape Condos has everything you need! With low-maintenance living—thanks to the HOA taking care of lawn care and exterior upkeep—you’ll have more time to enjoy all that this fantastic area has to offer. Beat the Texas heat with covered parking and cool off in the community pool, just steps from your door! Nestled in a prime location, you’re minutes from Mabank and Gun Barrel City, where you’ll find shopping, dining, and entertainment. And let’s not forget—you’re just moments from Cedar Creek Lake, making this the perfect spot for weekend getaways or lake life year-round! Don’t miss out on this rare opportunity for easy, carefree living in a highly sought-after community.

22. 2025-04-06
    listed $225,000 Active 861-char remark

    Show marketing remark (861 chars)

    Looking for the perfect summer escape or hassle-free full-time living? This beautiful, move-in ready condo in the desirable Lifescape Condos has everything you need! With low-maintenance living—thanks to the HOA taking care of lawn care and exterior upkeep—you’ll have more time to enjoy all that this fantastic area has to offer. Beat the Texas heat with covered parking and cool off in the community pool, just steps from your door! Nestled in a prime location, you’re minutes from Mabank and Gun Barrel City, where you’ll find shopping, dining, and entertainment. And let’s not forget—you’re just moments from Cedar Creek Lake, making this the perfect spot for weekend getaways or lake life year-round! Don’t miss out on this rare opportunity for easy, carefree living in a highly sought-after community.

ⓘ 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: $17,480
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,398
• − Management: −$1,398
• − HOA: −$3,744
• − Depreciation: −$4,073
• Taxable loss: −$3,776
• Est. tax savings @ 24.0%: +$906
• After-tax cash flow: $-639/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This move-in ready condo in the Lifescape Condos is in excellent condition with modern finishes and low-maintenance living.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and resale value
• Both Landscaping — Improves curb appeal and rental value
• Both Add a small outdoor seating area — Enhances curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and resale value ↑
• Both Landscaping — Improves curb appeal and rental value ↑
• Both Add a small outdoor seating area — Enhances curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• 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

-37.8% since first listed

5 events — show timeline

• 2026-03-20 Price Changed $140,000 NTREIS
• 2025-09-12 Price Changed $175,000 NTREIS
• 2025-09-04 Relisted — NTREIS
• 2025-09-04 Listing Removed — NTREIS
• 2025-04-06 Listed $225,000 NTREIS