240 Lakeview · Pleasanton, TX 78064-6806

$163,000

4 bd · 2.0 ba · 1,216 sqft · Townhouse public records · 307 Days on market

Built 1998 0.46 ac lot $134/sqft · at area comps Est $163k · at est.

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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 +11.3/30.0
• ARV discount +7.6/15.0
• Appreciation +5.0/10.0
• DSCR +3.3/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

If you're longing for tranquil country living, this home is sure to impress! This 4-bedroom, 2-bath house has been beautifully updated with a fresh, modern color scheme and sits on a generous 0.49-acre lot. Unwind on the covered porch or patio, taking in the evening sunsets in the fully fenced yard. With convenient access to I-37, you'll have a quick and easy commute. Don't miss this charming country gem, schedule your private tour!

Key facts

• Covered porch
• Generous lot
• Convenient access

Tags

• COVERED PORCH
• FULLY FENCED YARD
• GENEROUS LOT
• MODERN COLOR SCHEME
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $163k.

Deal economics

• At list price, monthly cash flow is $-61 ($-732/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (24.0% below list).
• Recommended offer: $124k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.3% in Pleasanton — 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 (#679 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: amenities F, commute F, health & safety F.
• Pleasanton ISD (town): math 36% / reading 37% proficiency, ranked #470 of 826 in TX (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pleasanton El (math 35% / reading 35%, grade F, #1,965 of 4,322 statewide, top 46%, 958 students, 70% FRL); Pleasanton J H (math 30% / reading 34%, grade F, #971 of 1,662 statewide, top 60%, 772 students, 66% FRL); Pleasanton H S (math 59% / reading 51%, grade C, #373 of 1,632 statewide, top 23%, 944 students, 60% FRL).
• Market conditions: 1 active listings in the ZIP; 224 units permitted in Atascosa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Atascosa County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 307 days — a 12% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y 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: severe wind risk, 80% chance of damaging wind over 30y; moderate 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 $123,806 (24.0% 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 307 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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.
7. 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.
8. 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: 0.76% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.60%
• DSCR: 0.93
• GRM: 11.0

CMA / ARV

• ARV (median comp): $163,412
• List price: $163,000
• Delta: -0.25%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.0%
• Equity multiple: 1.34×
• Total profit: $15,716
• Equity at exit: $73,292

10-year hold

• IRR: 8.9%
• Equity multiple: 2.34×
• Total profit: $61,368
• Equity at exit: $112,951

Cash invested: $45,640 (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 78064-6806

• Active inventory: 1
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,238 medium
• Mortgage (P&I): −$855
• Tax from tax record: −$116 /mo · $1,396/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $-61

Break-even live

Break-even rent $1,315

Max offer price $152,224

Occupancy floor 100%

Sensitivity live

Price	-10% $31	-5% $-15	+0% $-61	+5% $-107	+10% $-153
Rent	-10% $-159	-5% $-110	+0% $-61	+5% $-12	+10% $37
Rate	-1.0pp $21	-0.5pp $-20	base $-61	+0.5pp $-103	+1.0pp $-146

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: $40,750
• Closing costs: $4,890
• Reserves months: —
• Total cash needed: —

Listing history 41 events

1. 2026-06-22
   days on market $163,000 Active 307 DOM
2. 2026-06-21
   days on market $163,000 Active 306 DOM
3. 2026-06-18
   days on market $163,000 Active 303 DOM
4. 2026-06-17
   days on market $163,000 Active 302 DOM
5. 2026-06-16
   days on market $163,000 Active 301 DOM
6. 2026-06-15
   days on market $163,000 Active 300 DOM
7. 2026-06-13
   days on market $163,000 Active 298 DOM
8. 2026-06-09
   days on market $163,000 Active 294 DOM
9. 2026-06-08
   days on market $163,000 Active 293 DOM
10. 2026-06-07
    days on market $163,000 Active 292 DOM
11. 2026-06-04
    days on market $163,000 Active 289 DOM
12. 2026-06-03
    days on market $163,000 Active 288 DOM
13. 2026-06-02
    days on market $163,000 Active 287 DOM
14. 2026-06-01
    days on market $163,000 Active 286 DOM
15. 2026-05-31
    days on market $163,000 Active 285 DOM
16. 2026-03-27
    price $163,000 436-char remark

    Show marketing remark (436 chars)

    If you're longing for tranquil country living, this home is sure to impress! This 4-bedroom, 2-bath house has been beautifully updated with a fresh, modern color scheme and sits on a generous 0.49-acre lot. Unwind on the covered porch or patio, taking in the evening sunsets in the fully fenced yard. With convenient access to I-37, you'll have a quick and easy commute. Don't miss this charming country gem, schedule your private tour!

17. 2026-03-27
    status Back on Market 436-char remark

    Show marketing remark (436 chars)

    If you're longing for tranquil country living, this home is sure to impress! This 4-bedroom, 2-bath house has been beautifully updated with a fresh, modern color scheme and sits on a generous 0.49-acre lot. Unwind on the covered porch or patio, taking in the evening sunsets in the fully fenced yard. With convenient access to I-37, you'll have a quick and easy commute. Don't miss this charming country gem, schedule your private tour!

18. 2025-08-23
    historical 436-char remark

    Show marketing remark (436 chars)

    If you're longing for tranquil country living, this home is sure to impress! This 4-bedroom, 2-bath house has been beautifully updated with a fresh, modern color scheme and sits on a generous 0.49-acre lot. Unwind on the covered porch or patio, taking in the evening sunsets in the fully fenced yard. With convenient access to I-37, you'll have a quick and easy commute. Don't miss this charming country gem, schedule your private tour!

19. 2025-02-21
    price $164,999 436-char remark

    Show marketing remark (436 chars)

    If you're longing for tranquil country living, this home is sure to impress! This 4-bedroom, 2-bath house has been beautifully updated with a fresh, modern color scheme and sits on a generous 0.49-acre lot. Unwind on the covered porch or patio, taking in the evening sunsets in the fully fenced yard. With convenient access to I-37, you'll have a quick and easy commute. Don't miss this charming country gem, schedule your private tour!

20. 2025-01-15
    listed $169,999 New 436-char remark

    Show marketing remark (436 chars)

    If you're longing for tranquil country living, this home is sure to impress! This 4-bedroom, 2-bath house has been beautifully updated with a fresh, modern color scheme and sits on a generous 0.49-acre lot. Unwind on the covered porch or patio, taking in the evening sunsets in the fully fenced yard. With convenient access to I-37, you'll have a quick and easy commute. Don't miss this charming country gem, schedule your private tour!

21. 2025-01-07
    historical
22. 2024-11-14
    price $169,999
23. 2024-10-21
    listed $175,000 New
24. 2023-09-22
    soldstatus Sold
25. 2023-09-22
    soldstatus
26. 2023-08-29
    status Pending
27. 2023-08-25
    historical Active Option
28. 2023-08-09
    price $155,000
29. 2023-06-19
    price $159,000
30. 2023-05-31
    listed $169,500 New
31. 2021-07-30
    historical
32. 2021-07-19
    listed $134,500 New
33. 2020-10-09
    soldstatus Sold
34. 2020-10-09
    soldstatus
35. 2020-09-24
    status Pending
36. 2020-08-22
    status Back on Market
37. 2020-08-14
    historical Active Option
38. 2020-07-22
    status Back on Market
39. 2020-06-04
    historical Active RFR
40. 2020-04-27
    listed $60,000 New
41. 2015-09-17
    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: $1,396 · $116/mo
• Projected year-2 tax: $2,983 · $249/mo
• Expected delta: +$1,587/yr (+$132/mo · 113.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $14,857
• − Mortgage interest: −$9,131
• − Property taxes: −$1,396
• − Insurance: −$815
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$4,742
• Taxable loss: −$3,604
• Est. tax savings @ 24.0%: +$865
• After-tax cash flow: $133/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: Pleasanton ISD
• NCES district ID: 4835190
• Math proficiency: 36% ▼ -2.00%
• Reading proficiency: 37% ▲ 4.00%
• Median HH income: $53,885
• Composite: 31.97/100
• National rank: #5843
• State rank: #470 of 826 in TX

Livability — Pleasanton

• Score: 65/100
• State rank: #679
• US rank: #12731

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+171.7% since first listed

26 events — show timeline

• 2026-03-27 Price Changed $163,000 LERA
• 2026-03-27 Relisted — LERA
• 2025-08-23 Listing Removed — LERA
• 2025-02-21 Price Changed $164,999 LERA
• 2025-01-15 Listed $169,999 LERA
• 2025-01-07 Listing Removed — LERA
• 2024-11-14 Price Changed $169,999 LERA
• 2024-10-21 Listed $175,000 LERA
• 2023-09-22 Sold (MLS) — LERA
• 2023-09-22 Sold (Public Records) — Public Records
• 2023-08-29 Pending — LERA
• 2023-08-25 Contingent — LERA
• 2023-08-09 Price Changed $155,000 LERA
• 2023-06-19 Price Changed $159,000 LERA
• 2023-05-31 Listed $169,500 LERA
• 2021-07-30 Listing Removed — LERA
• 2021-07-19 Listed $134,500 LERA
• 2020-10-09 Sold (MLS) — LERA
• 2020-10-09 Sold (Public Records) — Public Records
• 2020-09-24 Pending — LERA
• 2020-08-22 Relisted — LERA
• 2020-08-14 Contingent — LERA
• 2020-07-22 Relisted — LERA
• 2020-06-04 Contingent — LERA
• 2020-04-27 Listed $60,000 LERA
• 2015-09-17 Sold (Public Records) — Public Records

Property tax history

+13.6%/yr

Latest (2025): $1,396 · -8.3% YoY. Source: county tax records.