102 Remington Cir · Gun Barrel City, TX 75156

$99,000

3 bd · 1.5 ba · 1,207 sqft · SingleFamily public records · 56 Days on market

Built 1984 4,748 sqft lot $82/sqft · 54% below area ↓ 29% since listing

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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 +9.0/10.0
• 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 MLS

Fixer-Upper Opportunity Below Market Value! Located in a clean, well-maintained neighborhood of Gun Barrel City with newer homes nearby, this 3-bedroom, 1.5-bath home offers great potential. With 1,207 sq ft of living space on a 4,746 sq ft lot, this property is perfect for investors or buyers looking to add personal touches. Recent updates include: Roof: Replaced 8 years ago and in excellent condition - Windows: Double-pane, good shape - Kitchen: Upgraded less than 5 yrs ago.

Key facts

• Recent updates
• Upgraded kitchen
• Newer homes nearby

Tags

• NEWER HOMES NEARBY
• RECENT UPDATES
• DOUBLE-PANE WINDOWS
• UPGRADED KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.40% ✓
• Cap rate: 10.78%
• Cash-on-cash: 16.03%
• DSCR: 1.71
• GRM: 6.0

CMA / ARV

• ARV (median comp): $212,911
• List price: $99,000
• Delta: -53.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Remington Cir	0.00mi	3/1.5	1,207 (0%)	1mo	$99,000	$82	100
100 Winchester Cir	0.06mi	3/2.0	1,283 (+6%)	1mo	$184,999	$144	84

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: 3.4%
• Equity multiple: 1.13×
• Total profit: $3,518
• Equity at exit: $14,761

10-year hold

• IRR: 9.7%
• Equity multiple: 1.65×
• Total profit: $17,907
• Equity at exit: $8,560

Cash invested: $27,720 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,387 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$165 /mo · $1,977/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $370

Break-even live

Break-even rent $918

Max offer price $99,000

Occupancy floor 68%

Sensitivity live

Price	-10% $426	-5% $398	+0% $370	+5% $342	+10% $314
Rent	-10% $261	-5% $315	+0% $370	+5% $425	+10% $480
Rate	-1.0pp $420	-0.5pp $395	base $370	+0.5pp $345	+1.0pp $318

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 Paschall Blvd Unit C4 Mabank, TX	2.0	2.0	995	$980	$0.98	44d	1	1.06mi
204 Paschall Blvd Apt D2 Mabank, TX	2.0	2.0	995	$949	$0.95	44d	1	1.06mi
367 Box Rd Gun Barrel City, TX	3.0	2.0	1216	$1,600	$1.32	44d	1	1.34mi

Listing history 7 events

1. 2026-05-12
   status Pending 483-char remark

   Show marketing remark (483 chars)

   Fixer-Upper Opportunity Below Market Value! Located in a clean, well-maintained neighborhood of Gun Barrel City with newer homes nearby, this 3-bedroom, 1.5-bath home offers great potential. With 1,207 sq ft of living space on a 4,746 sq ft lot, this property is perfect for investors or buyers looking to add personal touches. Recent updates include: Roof: Replaced 8 years ago and in excellent condition - Windows: Double-pane, good shape - Kitchen: Upgraded less than 5 yrs ago.

2. 2026-04-30
   price $99,000 483-char remark

   Show marketing remark (483 chars)

   Fixer-Upper Opportunity Below Market Value! Located in a clean, well-maintained neighborhood of Gun Barrel City with newer homes nearby, this 3-bedroom, 1.5-bath home offers great potential. With 1,207 sq ft of living space on a 4,746 sq ft lot, this property is perfect for investors or buyers looking to add personal touches. Recent updates include: Roof: Replaced 8 years ago and in excellent condition - Windows: Double-pane, good shape - Kitchen: Upgraded less than 5 yrs ago.

3. 2026-04-09
   price $107,000 483-char remark

   Show marketing remark (483 chars)

   Fixer-Upper Opportunity Below Market Value! Located in a clean, well-maintained neighborhood of Gun Barrel City with newer homes nearby, this 3-bedroom, 1.5-bath home offers great potential. With 1,207 sq ft of living space on a 4,746 sq ft lot, this property is perfect for investors or buyers looking to add personal touches. Recent updates include: Roof: Replaced 8 years ago and in excellent condition - Windows: Double-pane, good shape - Kitchen: Upgraded less than 5 yrs ago.

4. 2026-03-31
   price $115,000 483-char remark

   Show marketing remark (483 chars)

   Fixer-Upper Opportunity Below Market Value! Located in a clean, well-maintained neighborhood of Gun Barrel City with newer homes nearby, this 3-bedroom, 1.5-bath home offers great potential. With 1,207 sq ft of living space on a 4,746 sq ft lot, this property is perfect for investors or buyers looking to add personal touches. Recent updates include: Roof: Replaced 8 years ago and in excellent condition - Windows: Double-pane, good shape - Kitchen: Upgraded less than 5 yrs ago.

5. 2026-03-25
   price $122,000 483-char remark

   Show marketing remark (483 chars)

   Fixer-Upper Opportunity Below Market Value! Located in a clean, well-maintained neighborhood of Gun Barrel City with newer homes nearby, this 3-bedroom, 1.5-bath home offers great potential. With 1,207 sq ft of living space on a 4,746 sq ft lot, this property is perfect for investors or buyers looking to add personal touches. Recent updates include: Roof: Replaced 8 years ago and in excellent condition - Windows: Double-pane, good shape - Kitchen: Upgraded less than 5 yrs ago.

6. 2026-03-17
   listed $140,000 Active 483-char remark

   Show marketing remark (483 chars)

   Fixer-Upper Opportunity Below Market Value! Located in a clean, well-maintained neighborhood of Gun Barrel City with newer homes nearby, this 3-bedroom, 1.5-bath home offers great potential. With 1,207 sq ft of living space on a 4,746 sq ft lot, this property is perfect for investors or buyers looking to add personal touches. Recent updates include: Roof: Replaced 8 years ago and in excellent condition - Windows: Double-pane, good shape - Kitchen: Upgraded less than 5 yrs ago.

7. 1996-04-30
   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: $1,977 · $165/mo
• Projected year-2 tax: $1,977 · $165/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,638
• − Mortgage interest: −$5,546
• − Property taxes: −$1,977
• − Insurance: −$495
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − Depreciation: −$2,880
• Taxable income: $3,079
• Est. tax owed @ 24.0%: −$739
• After-tax cash flow: $3,703/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

-29.3% since first listed

7 events — show timeline

• 2026-05-12 Pending — NTREIS
• 2026-04-30 Price Changed $99,000 NTREIS
• 2026-04-09 Price Changed $107,000 NTREIS
• 2026-03-31 Price Changed $115,000 NTREIS
• 2026-03-25 Price Changed $122,000 NTREIS
• 2026-03-17 Listed $140,000 NTREIS
• 1996-04-30 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $1,977 · +0.6% YoY. Source: county tax records.