1311 W Main St · Gatesville, TX 76528

$197,500

4 bd · 2.0 ba · 1,508 sqft · SingleFamily public records · 234 Days on market

Built 1971 9,016 sqft lot $131/sqft · 13% below area Est $228k · 13% under

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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 +13.5/15.0
• Cash flow +11.3/30.0
• 1% rule +3.5/10.0
• Schools +3.4/10.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this stunning, fully renovated brick home that perfectly blends modern updates with classic charm! With four bedrooms and two bathrooms, this home offers plenty of space for a family or for hosting guests. It's perfectly positioned on a corner lot at the intersection of Avenue D and US Hwy 84, putting you just minutes away from the hospital and downtown square. Commuting is a breeze, with Fort Hood a short drive away. This location also puts you just 20 minutes from the SpaceX facility in McGregor, and within an hour of several award-winning wine vineyards—ideal for weekend getaways!

Key facts

• Corner lot
• 9,016 sq ft lot
• 2 parking spots

Tags

• FULLY RENOVATED BRICK HOME
• CORNER LOT
• MINUTES FROM HOSPITAL
• MINUTES FROM DOWNTOWN SQUARE
• SHORT DRIVE TO FORT HOOD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $-72 ($-864/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (14.7% below list).
• Recommended offer: $169k (14.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.6% in Gatesville — 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 65/100 on livability (#702 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, amenities F, commute F.
• Gatesville ISD (town): math 38% / reading 42% proficiency, ranked #409 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gatesville El (math 42% / reading 47%, grade F, #1,155 of 4,322 statewide, top 29%, 611 students, 57% FRL); Gatesville Int (math 43% / reading 39%, grade F, #613 of 1,662 statewide, top 38%, 585 students, 58% FRL); Gatesville H S (math 27% / reading 40%, grade F, #1,011 of 1,632 statewide, top 63%, 795 students, 45% FRL).
• Market conditions: 224 active listings in the ZIP; 386 units permitted in Coryell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 15y ago; this cycle's ask is 9775% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 46% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,566 (14.7% 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 234 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 0.85% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.56%
• DSCR: 0.93
• GRM: 9.8

CMA / ARV

• ARV (median comp): $228,154
• List price: $197,500
• Delta: -13.44%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1117 Westview Dr	0.24mi	4/2.0	1,447 (-4%)	0mo	$175,000	$121	82

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.8%
• Equity multiple: 0.34×
• Total profit: $-36,540
• Equity at exit: $29,448

10-year hold

• IRR: -11.3%
• Equity multiple: 0.32×
• Total profit: $-37,523
• Equity at exit: $17,076

Cash invested: $55,300 (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 76528

• Home prices YoY: -24.2%
• Active inventory: 224
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,686 medium
• Mortgage (P&I): −$1,036
• Tax from tax record: −$286 /mo · $3,428/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $-72

Break-even live

Break-even rent $1,777

Max offer price $184,781

Occupancy floor 99%

Sensitivity live

Price	-10% $40	-5% $-16	+0% $-72	+5% $-128	+10% $-184
Rent	-10% $-205	-5% $-139	+0% $-72	+5% $-5	+10% $61
Rate	-1.0pp $27	-0.5pp $-22	base $-72	+0.5pp $-123	+1.0pp $-175

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: $49,375
• Closing costs: $5,925
• Reserves months: —
• Total cash needed: —

Listing history 44 events

1. 2026-06-22
   days on market $197,500 Active 234 DOM
2. 2026-06-18
   days on market $197,500 Active 231 DOM
3. 2026-06-17
   days on market $197,500 Active 230 DOM
4. 2026-06-16
   days on market $197,500 Active 229 DOM
5. 2026-06-15
   days on market $197,500 Active 228 DOM
6. 2026-06-14
   days on market $197,500 Active 226 DOM
7. 2026-06-13
   days on market $197,500 Active 225 DOM
8. 2026-06-10
   days on market $197,500 Active 223 DOM
9. 2026-06-09
   days on market $197,500 Active 222 DOM
10. 2026-06-08
    days on market $197,500 Active 221 DOM
11. 2026-06-07
    days on market $197,500 Active 220 DOM
12. 2026-06-05
    days on market $197,500 Active 217 DOM
13. 2026-06-03
    days on market $197,500 Active 216 DOM
14. 2026-06-02
    days on market $197,500 Active 215 DOM
15. 2026-06-01
    days on market $197,500 Active 214 DOM
16. 2026-05-31
    days on market $197,500 Active 213 DOM
17. 2026-05-30
    days on market $197,500 Active 212 DOM
18. 2026-04-28
    historical $2,000
19. 2026-04-16
    price $197,500 607-char remark

    Show marketing remark (607 chars)

    Welcome to this stunning, fully renovated brick home that perfectly blends modern updates with classic charm! With four bedrooms and two bathrooms, this home offers plenty of space for a family or for hosting guests. It's perfectly positioned on a corner lot at the intersection of Avenue D and US Hwy 84, putting you just minutes away from the hospital and downtown square. Commuting is a breeze, with Fort Hood a short drive away. This location also puts you just 20 minutes from the SpaceX facility in McGregor, and within an hour of several award-winning wine vineyards—ideal for weekend getaways!

20. 2026-03-14
    listed $2,000
21. 2026-02-01
    status Active 607-char remark

    Show marketing remark (607 chars)

    Welcome to this stunning, fully renovated brick home that perfectly blends modern updates with classic charm! With four bedrooms and two bathrooms, this home offers plenty of space for a family or for hosting guests. It's perfectly positioned on a corner lot at the intersection of Avenue D and US Hwy 84, putting you just minutes away from the hospital and downtown square. Commuting is a breeze, with Fort Hood a short drive away. This location also puts you just 20 minutes from the SpaceX facility in McGregor, and within an hour of several award-winning wine vineyards—ideal for weekend getaways!

22. 2026-01-31
    historical 607-char remark

    Show marketing remark (607 chars)

    Welcome to this stunning, fully renovated brick home that perfectly blends modern updates with classic charm! With four bedrooms and two bathrooms, this home offers plenty of space for a family or for hosting guests. It's perfectly positioned on a corner lot at the intersection of Avenue D and US Hwy 84, putting you just minutes away from the hospital and downtown square. Commuting is a breeze, with Fort Hood a short drive away. This location also puts you just 20 minutes from the SpaceX facility in McGregor, and within an hour of several award-winning wine vineyards—ideal for weekend getaways!

23. 2026-01-01
    historical $2,000
24. 2025-12-11
    listed $2,000
25. 2025-10-29
    listed $200,000 Active 607-char remark

    Show marketing remark (607 chars)

    Welcome to this stunning, fully renovated brick home that perfectly blends modern updates with classic charm! With four bedrooms and two bathrooms, this home offers plenty of space for a family or for hosting guests. It's perfectly positioned on a corner lot at the intersection of Avenue D and US Hwy 84, putting you just minutes away from the hospital and downtown square. Commuting is a breeze, with Fort Hood a short drive away. This location also puts you just 20 minutes from the SpaceX facility in McGregor, and within an hour of several award-winning wine vineyards—ideal for weekend getaways!

26. 2025-09-09
    historical $2,000
27. 2025-09-07
    historical
28. 2025-08-26
    listed Active
29. 2025-08-26
    listed $225,000 Active
30. 2025-08-20
    listed $2,000
31. 2025-08-20
    historical $2,000
32. 2025-08-02
    listed $2,000
33. 2023-03-15
    soldstatus
34. 2023-03-02
    soldstatus
35. 2023-02-21
    status Pending
36. 2023-01-18
    historical Active Under Contract
37. 2022-12-29
    listed $185,000 Active
38. 2019-07-25
    soldstatus
39. 2011-07-27
    soldstatus
40. 2011-07-11
    historical
41. 2011-05-26
    listed $65,000
42. 2011-05-10
    historical
43. 2011-05-05
    listed $65,000
44. 2006-04-05
    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: $3,428 · $286/mo
• Projected year-2 tax: $3,614 · $301/mo
• Expected delta: +$186/yr (+$16/mo · 5.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 46% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,228
• − Mortgage interest: −$11,063
• − Property taxes: −$3,428
• − Insurance: −$988
• − Repairs & maintenance: −$1,618
• − Management: −$1,618
• − Depreciation: −$5,745
• Taxable loss: −$4,233
• Est. tax savings @ 24.0%: +$1,016
• After-tax cash flow: $152/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: Gatesville ISD
• NCES district ID: 4820500
• Math proficiency: 38% ▼ -3.00%
• Reading proficiency: 42% ▬ 0.00%
• Median HH income: $47,114
• Composite: 34.21/100
• National rank: #5264
• State rank: #409 of 826 in TX

Livability — Gatesville

• Score: 65/100
• State rank: #702
• US rank: #13121

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment C- Housing A+ Health & safety F User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gatesville, TX
• County: Coryell County · 61,053 people
• City population: 18,935
• Metro: Killeen-Temple, TX
• Population (ZIP): 18,935
• Household income: $70,558
• Rent vs Own: 29.5% rent · 70.5% own
• Severe rent burden: 243.0

Population outlook (Coryell County) Hauer SSP2

• Today (2025): 75,485 people
• By 2030: 75,627 · +0.2%
• By 2040: 74,898 · -0.8%
• By 2050: 74,221 · -1.7%
• By 2075: 72,688 · -3.7%
• By 2100: 66,862 · -11.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 16% Two or more races 15% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 10% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Coryell

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.1%
• 2008→2024 swing: -13.8pp toward R · 2008: -26.9pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+33.5 2016: R+39.5 2012: R+36.6 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.18%
• Current HPI: 206.6876
• Rent YoY: —
• Metro: Killeen-Temple, 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

-96.9% since first listed

27 events — show timeline

• 2026-04-28 Rental Removed $2,000 SHOWMOJO
• 2026-04-16 Price Changed $197,500 CTXMLS
• 2026-03-14 Listed for Rent $2,000 SHOWMOJO
• 2026-02-01 Relisted — CTXMLS
• 2026-01-31 Listing Removed — CTXMLS
• 2026-01-01 Rental Removed $2,000 SHOWMOJO
• 2025-12-11 Listed for Rent $2,000 SHOWMOJO
• 2025-10-29 Listed $200,000 CTXMLS
• 2025-09-09 Rental Removed $2,000 ACTRIS
• 2025-09-07 Listing Removed — CTXMLS
• 2025-08-26 Listed $225,000 CTXMLS
• 2025-08-26 Listed — Unlock MLS
• 2025-08-20 Listed for Rent $2,000 ACTRIS
• 2025-08-20 Rental Removed $2,000 CTXMLS
• 2025-08-02 Listed for Rent $2,000 CTXMLS
• 2023-03-15 Sold (Public Records) — Public Records
• 2023-03-02 Sold (Public Records) — Public Records
• 2023-02-21 Pending — CTXMLS
• 2023-01-18 Contingent — CTXMLS
• 2022-12-29 Listed $185,000 CTXMLS
• 2019-07-25 Sold (Public Records) — Public Records
• 2011-07-27 Sold (Public Records) — Public Records
• 2011-07-11 Listing Removed — CTXMLS
• 2011-05-26 Listed $65,000 CTXMLS
• 2011-05-10 Listing Removed — CTXMLS
• 2011-05-05 Listed $65,000 CTXMLS
• 2006-04-05 Sold (Public Records) — Public Records

Property tax history

+10.5%/yr

Latest (2025): $3,428 · +4.0% YoY. Source: county tax records.