311 Shore Loop · Bellevue, TX 76228

$162,810

3 bd · 2.0 ba · 1,806 sqft · SingleFamily public records · 56 Days on market

Built 1986 0.59 ac lot ↓ 1% 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).

• Cash flow +10.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Perfect summer getaway or full time Lake House situated on secluded old Bowie Lake. This Lake home features 3 bedrooms, 2 bathrooms, open floorplan, screened in balcony with lake views, several large windows to take in the panoramic lake views from within the home. Second floor master suite features custom built in cabinets and desk in the bedroom, wall to wall custom built in cabinets for dresser or lien storage in the bathroom. Quite lake with great fishing and skiing!

Key facts

• 0.59 acre lot
• Built 1986
• Listed 56 days

Property features AI

Exterior

• Utilities: Public water
• Home design: Residential property; Single-story entry (first-floor living)
• Construction: Built in 1986; Wood siding exterior; Composition roof; Slab foundation
• Exterior features: Waterfront lot with lake frontage

Interior

• Bedrooms: Primary bedroom on the first floor (11x12); Bedroom on the first floor (10x12); Bedroom on the first floor (10x11)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: 3 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $163k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (17.2% below list).
• Recommended offer: $135k (17.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#801 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, health & safety C-, crime F.
• Gold Burg ISD (rural): math 25% / reading 40% proficiency, ranked #930 of 1,141 in TX (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 32 active listings in the ZIP; 23 units permitted in Montague County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $3k appreciation (2.1% local appreciation)).
• Montague County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,744 (17.2% 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 56 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F 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?
5. 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?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 0.83% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.22%
• DSCR: 0.90
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.8%
• Equity multiple: 1.15×
• Total profit: $6,982
• Equity at exit: $65,457

10-year hold

• IRR: 6.6%
• Equity multiple: 1.92×
• Total profit: $41,859
• Equity at exit: $95,222

Cash invested: $45,587 (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 76228

• Home prices YoY: 1.9%
• Active inventory: 32
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,347 medium
• Mortgage (P&I): −$854
• Tax from tax record: −$227 /mo · $2,728/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $-85

Break-even live

Break-even rent $1,454

Max offer price $147,882

Occupancy floor —

Sensitivity live

Price	-10% $8	-5% $-38	+0% $-85	+5% $-131	+10% $-177
Rent	-10% $-191	-5% $-138	+0% $-85	+5% $-31	+10% $22
Rate	-1.0pp $-3	-0.5pp $-43	base $-85	+0.5pp $-127	+1.0pp $-170

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: $40,702
• Closing costs: $4,884
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-22
   days on market $162,810 Active 56 DOM
2. 2026-06-21
   days on market $162,810 Active 55 DOM
3. 2026-06-21
   days on market $162,810 Active 54 DOM
4. 2026-06-18
   days on market $162,810 Active 52 DOM
5. 2026-06-17
   days on market $162,810 Active 51 DOM
6. 2026-06-16
   days on market $162,810 Active 50 DOM
7. 2026-06-15
   days on market $162,810 Active 49 DOM
8. 2026-06-13
   days on market $162,810 Active 47 DOM
9. 2026-06-12
   days on market $162,810 Active 46 DOM
10. 2026-06-09
    days on market $162,810 Active 43 DOM
11. 2026-06-08
    days on market $162,810 Active 42 DOM
12. 2026-06-08
    days on market $162,810 Active 41 DOM
13. 2026-06-07
    days on market $162,810 Active 40 DOM
14. 2026-06-03
    days on market $162,810 Active 37 DOM
15. 2026-06-02
    days on market $162,810 Active 36 DOM
16. 2026-06-01
    days on market $162,810 Active 35 DOM
17. 2026-05-31
    days on market $162,810 Active 34 DOM
18. 2026-04-27
    listed $162,810 Active
19. 2019-05-15
    soldstatus
20. 2019-05-14
    soldstatus Sold 475-char remark

    Show marketing remark (475 chars)

    Perfect summer getaway or full time Lake House situated on secluded old Bowie Lake. This Lake home features 3 bedrooms, 2 bathrooms, open floorplan, screened in balcony with lake views, several large windows to take in the panoramic lake views from within the home. Second floor master suite features custom built in cabinets and desk in the bedroom, wall to wall custom built in cabinets for dresser or lien storage in the bathroom. Quite lake with great fishing and skiing!

21. 2019-04-17
    status Pending 475-char remark

    Show marketing remark (475 chars)

    Perfect summer getaway or full time Lake House situated on secluded old Bowie Lake. This Lake home features 3 bedrooms, 2 bathrooms, open floorplan, screened in balcony with lake views, several large windows to take in the panoramic lake views from within the home. Second floor master suite features custom built in cabinets and desk in the bedroom, wall to wall custom built in cabinets for dresser or lien storage in the bathroom. Quite lake with great fishing and skiing!

22. 2019-04-08
    historical Active Option Contract 475-char remark

    Show marketing remark (475 chars)

    Perfect summer getaway or full time Lake House situated on secluded old Bowie Lake. This Lake home features 3 bedrooms, 2 bathrooms, open floorplan, screened in balcony with lake views, several large windows to take in the panoramic lake views from within the home. Second floor master suite features custom built in cabinets and desk in the bedroom, wall to wall custom built in cabinets for dresser or lien storage in the bathroom. Quite lake with great fishing and skiing!

23. 2019-04-03
    price $151,000 475-char remark

    Show marketing remark (475 chars)

    Perfect summer getaway or full time Lake House situated on secluded old Bowie Lake. This Lake home features 3 bedrooms, 2 bathrooms, open floorplan, screened in balcony with lake views, several large windows to take in the panoramic lake views from within the home. Second floor master suite features custom built in cabinets and desk in the bedroom, wall to wall custom built in cabinets for dresser or lien storage in the bathroom. Quite lake with great fishing and skiing!

24. 2019-02-22
    price $159,999 475-char remark

    Show marketing remark (475 chars)

    Perfect summer getaway or full time Lake House situated on secluded old Bowie Lake. This Lake home features 3 bedrooms, 2 bathrooms, open floorplan, screened in balcony with lake views, several large windows to take in the panoramic lake views from within the home. Second floor master suite features custom built in cabinets and desk in the bedroom, wall to wall custom built in cabinets for dresser or lien storage in the bathroom. Quite lake with great fishing and skiing!

25. 2019-02-22
    price $159,900 475-char remark

    Show marketing remark (475 chars)

    Perfect summer getaway or full time Lake House situated on secluded old Bowie Lake. This Lake home features 3 bedrooms, 2 bathrooms, open floorplan, screened in balcony with lake views, several large windows to take in the panoramic lake views from within the home. Second floor master suite features custom built in cabinets and desk in the bedroom, wall to wall custom built in cabinets for dresser or lien storage in the bathroom. Quite lake with great fishing and skiing!

26. 2019-02-11
    price $169,900 475-char remark

    Show marketing remark (475 chars)

    Perfect summer getaway or full time Lake House situated on secluded old Bowie Lake. This Lake home features 3 bedrooms, 2 bathrooms, open floorplan, screened in balcony with lake views, several large windows to take in the panoramic lake views from within the home. Second floor master suite features custom built in cabinets and desk in the bedroom, wall to wall custom built in cabinets for dresser or lien storage in the bathroom. Quite lake with great fishing and skiing!

27. 2018-11-27
    listed $173,000 Active 475-char remark

    Show marketing remark (475 chars)

    Perfect summer getaway or full time Lake House situated on secluded old Bowie Lake. This Lake home features 3 bedrooms, 2 bathrooms, open floorplan, screened in balcony with lake views, several large windows to take in the panoramic lake views from within the home. Second floor master suite features custom built in cabinets and desk in the bedroom, wall to wall custom built in cabinets for dresser or lien storage in the bathroom. Quite lake with great fishing and skiing!

28. 2018-04-04
    soldstatus
29. 2016-09-08
    soldstatus
30. 2013-12-26
    soldstatus
31. 2013-12-19
    soldstatus 380-char remark

    Show marketing remark (380 chars)

    Property includes 4 lots with two docks and private beach area and a 2 car carport. Home is energy efficient with upgraded appliances and plenty of storage and closet space. Great two story home that is located at the deepest end of a private secluded lake. This is great lake house. Approximatelty 25 minutes from Decatur, 45 min from Wichita Falls and 1.5 hours from Fort Worth.

32. 2013-11-23
    historical 380-char remark

    Show marketing remark (380 chars)

    Property includes 4 lots with two docks and private beach area and a 2 car carport. Home is energy efficient with upgraded appliances and plenty of storage and closet space. Great two story home that is located at the deepest end of a private secluded lake. This is great lake house. Approximatelty 25 minutes from Decatur, 45 min from Wichita Falls and 1.5 hours from Fort Worth.

33. 2013-01-30
    soldstatus
34. 2012-07-22
    listed $139,500 380-char remark

    Show marketing remark (380 chars)

    Property includes 4 lots with two docks and private beach area and a 2 car carport. Home is energy efficient with upgraded appliances and plenty of storage and closet space. Great two story home that is located at the deepest end of a private secluded lake. This is great lake house. Approximatelty 25 minutes from Decatur, 45 min from Wichita Falls and 1.5 hours from Fort Worth.

35. 2011-08-19
    historical
36. 2010-08-19
    listed $165,000
37. 2001-08-17
    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: $2,728 · $227/mo
• Projected year-2 tax: $2,979 · $248/mo
• Expected delta: +$251/yr (+$21/mo · 9.2%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,169
• − Mortgage interest: −$9,120
• − Property taxes: −$2,728
• − Insurance: −$814
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$4,736
• Taxable loss: −$3,816
• Est. tax savings @ 24.0%: +$916
• After-tax cash flow: $-98/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: Gold Burg ISD
• NCES district ID: 4820970
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $53,028
• Composite: 31.27/100
• National rank: #11245
• State rank: #930 of 1141 in TX

Livability — Bellevue

• Score: 64/100
• State rank: #801
• US rank: #14605

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,320

Population outlook (Montague County) Hauer SSP2

• Today (2025): 18,216 people
• By 2030: 17,603 · -3.4%
• By 2040: 16,451 · -9.7%
• By 2050: 15,424 · -15.3%
• By 2075: 13,365 · -26.6%
• By 2100: 10,998 · -39.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Native American 1%
• Common ancestry: Iranian 3% Czech 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · German/W. Germanic 5% Spanish 2%

Political lean MEDSL · Montague

• 2024 margin: Solid R (+77.7) · D 10.9% · R 88.5%
• 2008→2024 swing: -19.2pp toward R · 2008: -58.5pp · 2024: -77.7pp
• All cycles: 2024: R+77.7 2020: R+76.6 2016: R+77.2 2012: R+70.1 2008: R+58.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.14%
• Current HPI: 113.3627
• Rent YoY: —
• Metro: —
• 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

-1.3% since first listed

20 events — show timeline

• 2026-04-27 Listed $162,810 HARMLS
• 2019-05-15 Sold (Public Records) — Public Records
• 2019-05-14 Sold (MLS) — NTREIS
• 2019-04-17 Pending — NTREIS
• 2019-04-08 Contingent — NTREIS
• 2019-04-03 Price Changed $151,000 NTREIS
• 2019-02-22 Price Changed $159,999 NTREIS
• 2019-02-22 Price Changed $159,900 NTREIS
• 2019-02-11 Price Changed $169,900 NTREIS
• 2018-11-27 Listed $173,000 NTREIS
• 2018-04-04 Sold (Public Records) — Public Records
• 2016-09-08 Sold (Public Records) — Public Records
• 2013-12-26 Sold (Public Records) — Public Records
• 2013-12-19 Sold (MLS) — NTREIS
• 2013-11-23 Listing Removed — NTREIS
• 2013-01-30 Sold (Public Records) — Public Records
• 2012-07-22 Listed $139,500 NTREIS
• 2011-08-19 Listing Removed — NTREIS
• 2010-08-19 Listed $165,000 NTREIS
• 2001-08-17 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,728 · -3.4% YoY. Source: county tax records.