1025 Bowen St · Pleasanton, TX 78064

$90,000

2 bd · 1.0 ba · 874 sqft · SingleFamily public records · 13 Days on market

Built 1965 7,361 sqft lot

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Why this score? — see what drove the C+ 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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits at 1025 Bowen in Pleasanton, Texas! This 2-bedroom, 1-bath home is the perfect investment opportunity, starter project, or addition to your rental portfolio. Situated on a spacious lot, this fixer-upper offers plenty of potential for those looking to renovate, customize, and add value. With solid bones and endless possibilities, this property is ready for a new owner to bring their vision to life. Whether you're an investor searching for your next project or a buyer looking to create a home tailored to your style, this property presents an affordable opportunity in a growing area. Conveniently located near schools, shopping, dining, and downtown Pleasanton, you'll enjoy s

Key facts

• Spacious lot
• Fixer-upper
• 7,361 sq ft lot

Tags

• SPACIOUS LOT
• FIXER-UPPER

Property features AI

Finance

• Other: Property listed for sale; Possession at closing/funding
• HOA & community: Subdivision: Pleasanton - Bowen

Exterior

• Utilities: City water and sewer
• Home design: Pre-owned property; Approximate age: 61 years
• Construction: Composition roof
• Exterior features: Siding exterior; Cement fiber exterior

Interior

• Kitchen: Kitchen approximately 10 x 11
• Bedrooms: Master bedroom approximately 10 x 10; Second bedroom approximately 10 x 10
• Flooring: Other flooring (see remarks)
• Bathrooms: One full bathroom
• Heating & cooling: Other heating (see remarks); Other heating fuel (see remarks); Other air conditioning (see remarks)
• Interior features: Living area (one main living area); Ceiling fan in the master bedroom; Washer and dryer connections
• Laundry & utility: Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 9.1% 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 H S (math 59% / reading 51%, grade C, #373 of 1,632 statewide, top 23%, 944 students, 60% FRL).
• Market conditions: 233 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $622 of loan paydown is wiped out by about $3k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

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 $90,000

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.21% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.14%
• DSCR: 1.45
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $193,154
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
727 Austin	0.52mi	2/1.0	810 (-7%)	8mo	$70,000	$86	57
408 San Antonio	0.75mi	1/1.0 (-1)	768 (-12%)	14mo	$169,999	$221	28

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-986
• Equity at exit: $13,419

10-year hold

• IRR: 8.7%
• Equity multiple: 1.66×
• Total profit: $16,746
• Equity at exit: $7,782

Cash invested: $25,200 (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 78064

• Home prices YoY: -32.7%
• Active inventory: 233
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,093 high
• Mortgage (P&I): −$472
• Tax from tax record: −$141 /mo · $1,696/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $213

Break-even live

Break-even rent $824

Max offer price $90,000

Occupancy floor 76%

Sensitivity live

Price	-10% $264	-5% $238	+0% $213	+5% $187	+10% $162
Rent	-10% $127	-5% $170	+0% $213	+5% $256	+10% $299
Rate	-1.0pp $258	-0.5pp $236	base $213	+0.5pp $190	+1.0pp $166

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 4th St Pleasanton, TX	2.0	2.0	1077	$1,125	$1.04	44d	1	0.41mi
737 Commerce St Unit 2A Pleasanton, TX	1.0	1.0	675	$965	$1.43	24d	1	0.41mi
613 Market St Pleasanton, TX	2.0	2.0	1077	$1,200	$1.11	44d	1	0.48mi
723 Dallas St Pleasanton, TX	2.0	2.0	966	$1,200	$1.24	24d	1	0.59mi
701 Dallas St Pleasanton, TX	2.0	2.0	966	$1,200	$1.24	44d	1	0.62mi
541 Dallas St Unit B Pleasanton, TX	3.0	1.5	1080	$1,000	$0.93	24d	1	0.69mi
176 W White St Pleasanton, TX	2.0	2.0	1120	$1,100	$0.98	44d	1	1.16mi
414 W Johnson St Pleasanton, TX	2.0	1.0	792	$800	$1.01	5d	1	1.23mi
132 S Mansfield St Unit A Pleasanton, TX	2.0	1.0	910	$1,100	$1.21	44d	1	1.40mi

Listing history 9 events

1. 2026-06-18
   days on market $90,000 Active 13 DOM
2. 2026-06-17
   days on market $90,000 Active 12 DOM
3. 2026-06-16
   statusdays on market $90,000 Active 11 DOM
4. 2026-06-15
   days on market $90,000 New 10 DOM
5. 2026-06-13
   days on market $90,000 New 8 DOM
6. 2026-06-09
   days on market $90,000 New 4 DOM
7. 2026-06-08
   days on market $90,000 New 3 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $90,000 New 2 DOM

ⓘ 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: $1,696 · $141/mo
• Projected year-2 tax: $1,696 · $141/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 4/10 Moderate FEMA zone X (unshaded) · 23% 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: $13,121
• − Mortgage interest: −$5,041
• − Property taxes: −$1,696
• − Insurance: −$450
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$2,618
• Taxable income: $1,216
• Est. tax owed @ 24.0%: −$292
• After-tax cash flow: $2,264/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

4 events — show timeline

• 2026-06-05 Listed $90,000 LERA
• 2016-05-20 Sold (Public Records) — Public Records
• 2013-01-18 Sold (Public Records) — Public Records
• 2012-03-16 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,696 · +1.3% YoY. Source: county tax records.