30 Crestline Dr · Pleasanton, TX 78064

$299,000

3 bd · 2.5 ba · 1,850 sqft · SingleFamily public records · 172 Days on market

Built 2005 3.48 ac lot $162/sqft · 20% below area Est $375k · 20% 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 +15.0/15.0
• Cash flow +7.8/30.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come take a look at this adorable home nestled beneath some of the most beautiful trees in Pleasanton. Sitting on nearly 4 acres, this property features multiple barns, a place for chickens, a workshop, garden area, and a fantastic space for kids to play and explore. Swing by today and see it for yourself.

Key facts

• Garden area
• Multiple barns
• Workshop

Tags

• MULTIPLE BARNS
• PLACE FOR CHICKENS
• WORKSHOP
• GARDEN AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-333 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (19.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (21.6% below list).
• Recommended offer: $234k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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: schools C-, amenities F, commute 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.
• Market conditions: 233 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 224 units permitted in Atascosa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Atascosa County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago; this cycle's ask has dropped $96k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,331 (21.6% 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 172 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.78% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.77%
• DSCR: 0.79
• GRM: 10.6

CMA / ARV

• ARV (median comp): $375,488
• List price: $299,000
• Delta: -20.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Quail Holw	0.23mi	4/2.0 (+1)	1,910 (+3%)	7mo	$390,000	$204	71
1609 Pecan Cir	0.24mi	3/2.0	1,952 (+6%)	10mo	$425,000	$218	69
1627 Hickory Bnd	0.30mi	3/2.5	1,995 (+8%)	12mo	$374,900	$188	63
1615 Pecan Cir	0.22mi	3/2.0	2,054 (+11%)	16mo	$395,000	$192	56
1011 Timbercrest	0.45mi	3/2.0	2,086 (+13%)	8mo	$425,000	$204	49
120 Live Oak	0.70mi	3/2.0	2,012 (+9%)	21mo	$360,000	$179	34

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: -24.3%
• Equity multiple: 0.17×
• Total profit: $-69,558
• Equity at exit: $44,582

10-year hold

• IRR: -19.6%
• Equity multiple: -0.04×
• Total profit: $-87,449
• Equity at exit: $25,852

Cash invested: $83,720 (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 78064

• Home prices YoY: -32.7%
• Active inventory: 233
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,343 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$492 /mo · $5,901/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $-333

Break-even live

Break-even rent $2,765

Max offer price $240,158

Occupancy floor —

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2135 Timberhill Dr Pleasanton, TX	3.0	2.0	2101	$2,500	$1.19	44d	1	0.39mi
404 High Meadow Dr Pleasanton, TX	3.0	2.0	1428	$1,800	$1.26	18d	1	1.18mi

Listing history 26 events

1. 2026-06-16
   statusdays on market $299,000 Pending 172 DOM
2. 2026-06-15
   days on market $299,000 Active Option 171 DOM
3. 2026-06-13
   days on market $299,000 Active Option 169 DOM
4. 2026-06-09
   days on market $299,000 Active Option 165 DOM
5. 2026-06-08
   statusdays on market $299,000 Active Option 164 DOM
6. 2026-06-07
   days on market $299,000 Active 163 DOM
7. 2026-06-04
   days on market $299,000 Active 160 DOM
8. 2026-06-03
   days on market $299,000 Active 159 DOM
9. 2026-06-02
   days on market $299,000 Active 158 DOM
10. 2026-06-01
    days on market $299,000 Active 157 DOM
11. 2026-05-31
    days on market $299,000 Active 156 DOM
12. 2026-05-20
    price $299,000 307-char remark

    Show marketing remark (307 chars)

    Come take a look at this adorable home nestled beneath some of the most beautiful trees in Pleasanton. Sitting on nearly 4 acres, this property features multiple barns, a place for chickens, a workshop, garden area, and a fantastic space for kids to play and explore. Swing by today and see it for yourself.

13. 2026-03-30
    status Back on Market 307-char remark

    Show marketing remark (307 chars)

    Come take a look at this adorable home nestled beneath some of the most beautiful trees in Pleasanton. Sitting on nearly 4 acres, this property features multiple barns, a place for chickens, a workshop, garden area, and a fantastic space for kids to play and explore. Swing by today and see it for yourself.

14. 2026-03-25
    historical Active Option 307-char remark

    Show marketing remark (307 chars)

    Come take a look at this adorable home nestled beneath some of the most beautiful trees in Pleasanton. Sitting on nearly 4 acres, this property features multiple barns, a place for chickens, a workshop, garden area, and a fantastic space for kids to play and explore. Swing by today and see it for yourself.

15. 2026-02-09
    price $349,000 307-char remark

    Show marketing remark (307 chars)

    Come take a look at this adorable home nestled beneath some of the most beautiful trees in Pleasanton. Sitting on nearly 4 acres, this property features multiple barns, a place for chickens, a workshop, garden area, and a fantastic space for kids to play and explore. Swing by today and see it for yourself.

16. 2025-12-26
    listed $395,000 New 307-char remark

    Show marketing remark (307 chars)

    Come take a look at this adorable home nestled beneath some of the most beautiful trees in Pleasanton. Sitting on nearly 4 acres, this property features multiple barns, a place for chickens, a workshop, garden area, and a fantastic space for kids to play and explore. Swing by today and see it for yourself.

17. 2017-02-16
    soldstatus Sold 350-char remark

    Show marketing remark (350 chars)

    Recently updated 3/2.5, 2 story home with plenty of room inside and out. Large living with fire place and beamed ceiling. Eat-in kitchen opens to dining or second family room. Loft/office space upstairs between two bedrooms. House sits on 3.4 acres with detached garage, shop and other sheds. Yard contains large oak trees with sprinkler system.

18. 2017-01-07
    price $210,000 350-char remark

    Show marketing remark (350 chars)

    Recently updated 3/2.5, 2 story home with plenty of room inside and out. Large living with fire place and beamed ceiling. Eat-in kitchen opens to dining or second family room. Loft/office space upstairs between two bedrooms. House sits on 3.4 acres with detached garage, shop and other sheds. Yard contains large oak trees with sprinkler system.

19. 2017-01-06
    historical Active RFR 350-char remark

    Show marketing remark (350 chars)

    Recently updated 3/2.5, 2 story home with plenty of room inside and out. Large living with fire place and beamed ceiling. Eat-in kitchen opens to dining or second family room. Loft/office space upstairs between two bedrooms. House sits on 3.4 acres with detached garage, shop and other sheds. Yard contains large oak trees with sprinkler system.

20. 2016-12-02
    status Back on Market 350-char remark

    Show marketing remark (350 chars)

    Recently updated 3/2.5, 2 story home with plenty of room inside and out. Large living with fire place and beamed ceiling. Eat-in kitchen opens to dining or second family room. Loft/office space upstairs between two bedrooms. House sits on 3.4 acres with detached garage, shop and other sheds. Yard contains large oak trees with sprinkler system.

21. 2016-11-19
    historical Active RFR 350-char remark

    Show marketing remark (350 chars)

    Recently updated 3/2.5, 2 story home with plenty of room inside and out. Large living with fire place and beamed ceiling. Eat-in kitchen opens to dining or second family room. Loft/office space upstairs between two bedrooms. House sits on 3.4 acres with detached garage, shop and other sheds. Yard contains large oak trees with sprinkler system.

22. 2016-09-26
    listed $215,000 New 350-char remark

    Show marketing remark (350 chars)

    Recently updated 3/2.5, 2 story home with plenty of room inside and out. Large living with fire place and beamed ceiling. Eat-in kitchen opens to dining or second family room. Loft/office space upstairs between two bedrooms. House sits on 3.4 acres with detached garage, shop and other sheds. Yard contains large oak trees with sprinkler system.

23. 2011-10-05
    historical
24. 2011-06-20
    listed $197,000
25. 2006-06-07
    soldstatus
26. 2006-01-16
    listed $147,500

ⓘ 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: $5,901 · $492/mo
• Projected year-2 tax: $5,901 · $492/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 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥111°F today · 18 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: $28,120
• − Mortgage interest: −$16,749
• − Property taxes: −$5,901
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,250
• − Management: −$2,250
• − Depreciation: −$8,698
• Taxable loss: −$9,222
• Est. tax savings @ 24.0%: +$2,213
• After-tax cash flow: $-1,784/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

• Census place: Pleasanton, TX
• Population (ZIP): 16,420

Population outlook (Atascosa County) Hauer SSP2

• Today (2025): 57,233 people
• By 2030: 61,729 · +7.9%
• By 2040: 71,122 · +24.3%
• By 2050: 80,906 · +41.4%
• By 2075: 106,134 · +85.4%
• By 2100: 122,415 · +113.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (55%)
• Race & ethnicity: Hispanic / Latino 55% White 41% Two or more races 27% Black 2%
• Hispanic origin (detail): Mexican 49%
• Common ancestry: Romanian 2% Lithuanian 2% Portuguese 1%
• Foreign-born: 7% · Canada
• Languages at home: 67% English-only · Spanish 32% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Atascosa

• 2024 margin: Solid R (+43.3) · D 27.9% · R 71.3%
• 2008→2024 swing: -32.8pp toward R · 2008: -10.5pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+34.0 2016: R+29.1 2012: R+18.3 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.53%
• Current HPI: 188.725
• 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

+102.7% since first listed

15 events — show timeline

• 2026-05-20 Price Changed $299,000 LERA
• 2026-03-30 Relisted — LERA
• 2026-03-25 Contingent — LERA
• 2026-02-09 Price Changed $349,000 LERA
• 2025-12-26 Listed $395,000 LERA
• 2017-02-16 Sold (MLS) — LERA
• 2017-01-07 Price Changed $210,000 LERA
• 2017-01-06 Contingent — LERA
• 2016-12-02 Relisted — LERA
• 2016-11-19 Contingent — LERA
• 2016-09-26 Listed $215,000 LERA
• 2011-10-05 Listing Removed — LERA
• 2011-06-20 Listed $197,000 LERA
• 2006-06-07 Sold (MLS) — LERA
• 2006-01-16 Listed $147,500 LERA

Property tax history

+5.7%/yr

Latest (2025): $5,901 · +2.1% YoY. Source: county tax records.