615 Carlisle Dr · Kilgore, TX 75662

$190,000

4 bd · 1.0 ba · 2,132 sqft · SingleFamily public records · 78 Days on market

Built 1959 0.36 ac lot $89/sqft · 20% below area Est $238k · 20% under ↓ 2% 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 +12.9/30.0
• Rent growth +4.7/5.0
• 1% rule +3.9/10.0
• DSCR +3.9/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the heart of Kilgore, this spacious 4 bedroom, 3 full bathroom home offers flexibility, functionality, and plenty of room to grow! 2,132 sq ft of living space and nestled on a manageable . 36 acre lot! Expanded over the years, this home offers so much! A private MIL suite added in 2010 that is wheelchair accessible, sits at the front of the home & includes its own private front entrance, window unit, and full bathroom, also connects to the laundry room, perfect for guests, extended family or rental possibility! A large addition added at the back of the home in 1996 includes its own full bathroom, creating another private living space within the home! 2 additional guest rooms and a hallway bathroom provided for family and visitors! At the center of the home you'll find the open kitchen, dining area and walk-in pantry. A generator provides added peace of mind, operating the kitchen, laundry room, living room, front MIL suite bathroom, and back bedroom window unit, with its own breaker located in the pantry! Recent updates include remodeled hallway bathroom, repaired back porch decking, and new support beams and flooring in the MIL suite! The roof and gutters are approx 1 year old, adding additional value and peace of mind! Enjoy a workshop that has electricity & window unit and a separate storage shed! If you're looking for space for your growing family OR for a high demand rental investment to add to your portfolio, this property offers incredible versatility and opportunity!

Key facts

• Large addition
• Private mil suite
• Open kitchen

Tags

• PRIVATE MIL SUITE
• LARGE ADDITION
• OPEN KITCHEN
• WALK-IN PANTRY
• GENERATOR
• REMODELED HALLWAY BATHROOM

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-14 ($-172/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (11.2% below list).
• Recommended offer: $169k (11.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#257 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, employment D+, schools D-.
• Kilgore ISD (town): math 33% / reading 38% proficiency, ranked #498 of 826 in TX (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+8.9%/yr); 283 active listings in the ZIP; 193 units permitted in Gregg 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 78 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 58% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,683 (11.2% 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 78 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1959 — 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 D-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 0.89% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.32%
• DSCR: 0.99
• GRM: 9.4

CMA / ARV

• ARV (median comp): $238,094
• List price: $190,000
• Delta: -20.20%
• Verdict: UNDERPRICED
• Comps: 9 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Thompson St	0.30mi	3/2.0 (-1)	2,080 (-2%)	4mo	$169,900	$82	69

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.57×
• Total profit: $-22,742
• Equity at exit: $28,330

10-year hold

• IRR: 4.2%
• Equity multiple: 1.37×
• Total profit: $19,781
• Equity at exit: $16,428

Cash invested: $53,200 (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 75662

• Home prices YoY: -16.9%
• Rents YoY: 8.9%
• Active inventory: 283
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,687 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$271 /mo · $3,257/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $-14

Break-even live

Break-even rent $1,705

Max offer price $187,464

Occupancy floor 96%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $190,000 Active 78 DOM
2. 2026-06-18
   days on market $190,000 Active 77 DOM
3. 2026-06-17
   days on market $190,000 Active 76 DOM
4. 2026-06-16
   days on market $190,000 Active 75 DOM
5. 2026-06-15
   days on market $190,000 Active 74 DOM
6. 2026-06-14
   days on market $190,000 Active 72 DOM
7. 2026-06-13
   days on market $190,000 Active 71 DOM
8. 2026-06-10
   days on market $190,000 Active 69 DOM
9. 2026-06-09
   days on market $190,000 Active 68 DOM
10. 2026-06-08
    days on market $190,000 Active 67 DOM
11. 2026-06-07
    days on market $190,000 Active 66 DOM
12. 2026-06-03
    days on market $190,000 Active 62 DOM
13. 2026-06-02
    pricedays on market $190,000 Active 61 DOM
14. 2026-06-01
    days on market $195,000 Active 60 DOM
15. 2026-05-31
    days on market $195,000 Active 59 DOM
16. 2026-05-30
    days on market $195,000 Active 58 DOM
17. 2026-04-30
    price $195,000 1521-char remark

    Show marketing remark (1523 chars)

    Located in the heart of Kilgore, this spacious 4 bedroom, 3 full bathroom home offers flexibility, functionality, and plenty of room to grow! 2,132 sq ft of living space and nestled on a manageable . 36 acre lot! Expanded over the years, this home offers so much! A private MIL suite added in 2010, that is wheelchair accessible, sits at the front of the home & includes its own private front entrance, window unit, and full bathroom, also connects to the laundry room, perfect for guests, extended family or rental possibility! A large addition added at the back of the home in 1996 includes its own full bathroom, creating another private living space within the home! 2 additional guest rooms and a hallway bathroom provided for family and visitors! At the center of the home you'll find the open kitchen, dining area and walk-in pantry. A generator provides added peace of mind, operating the kitchen, laundry room, living room, front MIL suite bathroom, and back bedroom window unit, with its own breaker located in the pantry! Recent updates include remodeled hallway bathroom, repaired back porch decking, and new support beams and flooring in the MIL suite! The roof and gutters are approx 1 year old, adding additional value and peace of mind! Enjoy a workshop that has electricity & window unit and a separate storage shed! If you're looking for space for your growing family OR for a high demand rental investment to add to your portfolio, this property offers incredible versatility and opportunity!

18. 2026-04-30
    price $195,000 1523-char remark

    Show marketing remark (1523 chars)

    Located in the heart of Kilgore, this spacious 4 bedroom, 3 full bathroom home offers flexibility, functionality, and plenty of room to grow! 2,132 sq ft of living space and nestled on a manageable . 36 acre lot! Expanded over the years, this home offers so much! A private MIL suite added in 2010, that is wheelchair accessible, sits at the front of the home & includes its own private front entrance, window unit, and full bathroom, also connects to the laundry room, perfect for guests, extended family or rental possibility! A large addition added at the back of the home in 1996 includes its own full bathroom, creating another private living space within the home! 2 additional guest rooms and a hallway bathroom provided for family and visitors! At the center of the home you'll find the open kitchen, dining area and walk-in pantry. A generator provides added peace of mind, operating the kitchen, laundry room, living room, front MIL suite bathroom, and back bedroom window unit, with its own breaker located in the pantry! Recent updates include remodeled hallway bathroom, repaired back porch decking, and new support beams and flooring in the MIL suite! The roof and gutters are approx 1 year old, adding additional value and peace of mind! Enjoy a workshop that has electricity & window unit and a separate storage shed! If you're looking for space for your growing family OR for a high demand rental investment to add to your portfolio, this property offers incredible versatility and opportunity!

19. 2026-04-02
    listed $200,000 Active 1521-char remark

    Show marketing remark (1523 chars)

    Located in the heart of Kilgore, this spacious 4 bedroom, 3 full bathroom home offers flexibility, functionality, and plenty of room to grow! 2,132 sq ft of living space and nestled on a manageable . 36 acre lot! Expanded over the years, this home offers so much! A private MIL suite added in 2010, that is wheelchair accessible, sits at the front of the home & includes its own private front entrance, window unit, and full bathroom, also connects to the laundry room, perfect for guests, extended family or rental possibility! A large addition added at the back of the home in 1996 includes its own full bathroom, creating another private living space within the home! 2 additional guest rooms and a hallway bathroom provided for family and visitors! At the center of the home you'll find the open kitchen, dining area and walk-in pantry. A generator provides added peace of mind, operating the kitchen, laundry room, living room, front MIL suite bathroom, and back bedroom window unit, with its own breaker located in the pantry! Recent updates include remodeled hallway bathroom, repaired back porch decking, and new support beams and flooring in the MIL suite! The roof and gutters are approx 1 year old, adding additional value and peace of mind! Enjoy a workshop that has electricity & window unit and a separate storage shed! If you're looking for space for your growing family OR for a high demand rental investment to add to your portfolio, this property offers incredible versatility and opportunity!

20. 2026-04-02
    listed $200,000 Active 1523-char remark

    Show marketing remark (1523 chars)

    Located in the heart of Kilgore, this spacious 4 bedroom, 3 full bathroom home offers flexibility, functionality, and plenty of room to grow! 2,132 sq ft of living space and nestled on a manageable . 36 acre lot! Expanded over the years, this home offers so much! A private MIL suite added in 2010, that is wheelchair accessible, sits at the front of the home & includes its own private front entrance, window unit, and full bathroom, also connects to the laundry room, perfect for guests, extended family or rental possibility! A large addition added at the back of the home in 1996 includes its own full bathroom, creating another private living space within the home! 2 additional guest rooms and a hallway bathroom provided for family and visitors! At the center of the home you'll find the open kitchen, dining area and walk-in pantry. A generator provides added peace of mind, operating the kitchen, laundry room, living room, front MIL suite bathroom, and back bedroom window unit, with its own breaker located in the pantry! Recent updates include remodeled hallway bathroom, repaired back porch decking, and new support beams and flooring in the MIL suite! The roof and gutters are approx 1 year old, adding additional value and peace of mind! Enjoy a workshop that has electricity & window unit and a separate storage shed! If you're looking for space for your growing family OR for a high demand rental investment to add to your portfolio, this property offers incredible versatility and opportunity!

21. 2005-11-09
    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: $3,257 · $271/mo
• Projected year-2 tax: $3,477 · $290/mo
• Expected delta: +$220/yr (+$18/mo · 6.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,242
• − Mortgage interest: −$10,643
• − Property taxes: −$3,257
• − Insurance: −$950
• − Repairs & maintenance: −$1,619
• − Management: −$1,619
• − Depreciation: −$5,527
• Taxable loss: −$3,374
• Est. tax savings @ 24.0%: +$810
• After-tax cash flow: $637/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: Kilgore ISD
• NCES district ID: 4825620
• Math proficiency: 33% ▼ -6.00%
• Reading proficiency: 38% ▲ 2.00%
• Median HH income: $49,682
• Composite: 30.72/100
• National rank: #6168
• State rank: #498 of 826 in TX

Livability — Kilgore

• Score: 72/100
• State rank: #257
• US rank: #6044

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kilgore, TX
• County: Gregg County · 128,826 people
• City population: 25,034
• Metro: Longview, TX
• Population (ZIP): 25,034
• Household income: $70,096
• Rent vs Own: 21.9% rent · 78.1% own
• Severe rent burden: 486.0

Population outlook (Gregg County) Hauer SSP2

• Today (2025): 125,947 people
• By 2030: 126,542 · +0.5%
• By 2040: 127,311 · +1.1%
• By 2050: 127,289 · +1.1%
• By 2075: 124,954 · -0.8%
• By 2100: 113,737 · -9.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 23% Two or more races 22% Black 11%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 81% English-only · Spanish 18%

Political lean MEDSL · Gregg

• 2024 margin: Solid R (+42.2) · D 28.5% · R 70.7%
• 2008→2024 swing: -4.6pp toward R · 2008: -37.6pp · 2024: -42.2pp
• All cycles: 2024: R+42.2 2020: R+36.9 2016: R+41.3 2012: R+39.5 2008: R+37.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.09%
• Current HPI: 247.1337
• Rent YoY: ▲ 8.89%
• Metro: Longview, 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

-2.5% since first listed

5 events — show timeline

• 2026-04-30 Price Changed $195,000 GTAR
• 2026-04-30 Price Changed $195,000 LAAR
• 2026-04-02 Listed $200,000 LAAR
• 2026-04-02 Listed $200,000 GTAR
• 2005-11-09 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $3,257 · +10.2% YoY. Source: county tax records.