474 Peach · Leming, TX 78050

$300,000

4 bd · 2.0 ba · 2,356 sqft · Townhouse public records · 271 Days on market

Built 2019 2.71 ac lot $127/sqft · 28% below area Est $415k · 28% under ↓ 3% 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 +6.9/30.0
• Appreciation +5.0/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• 1% rule +1.7/10.0
• DSCR +1.1/10.0

Listing remarks MLS

Experience delightful country living with stunning sunsets and breathtaking sunrises. Come explore this spacious four-bedroom, two-bath home featuring a beautiful open kitchen. Enjoy your evenings on the amazing back porch, perfect for relaxation. Don't wait-this gem won't last long! Schedule your showing today.

Key facts

• Back porch
• Open kitchen
• 2.71 acre lot

Tags

• OPEN KITCHEN
• BACK PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $300k.

Deal economics

• At list price, monthly cash flow is $-456 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (26.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (33.3% below list).
• Recommended offer: $200k (33.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 44/100 on livability (#1,568 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment 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: 2 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 224 units permitted in Atascosa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (3.0% local appreciation)).
• Atascosa County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 271 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major 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 $200,000 (33.3% 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 271 days. Have you received any prior offers? Is the seller open to a 33% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.67% ✗
• Cap rate: 4.47%
• Cash-on-cash: -6.51%
• DSCR: 0.71
• GRM: 12.5

CMA / ARV

• ARV (median comp): $414,919
• List price: $300,000
• Delta: -27.70%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.5%
• Equity multiple: 1.08×
• Total profit: $7,127
• Equity at exit: $134,893

10-year hold

• IRR: 5.1%
• Equity multiple: 1.79×
• Total profit: $66,098
• Equity at exit: $207,886

Cash invested: $84,000 (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 78050

• Active inventory: 2
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$337 /mo · $4,049/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-456

Break-even live

Break-even rent $2,577

Max offer price $219,511

Occupancy floor —

Sensitivity live

Price	-10% $-286	-5% $-371	+0% $-456	+5% $-541	+10% $-625
Rent	-10% $-614	-5% $-535	+0% $-456	+5% $-377	+10% $-298
Rate	-1.0pp $-305	-0.5pp $-379	base $-456	+0.5pp $-533	+1.0pp $-612

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
275 Western St Pleasanton, TX	4.0	2.0	1768	$2,000	$1.13	46d	1	0.63mi

Listing history 19 events

1. 2026-06-22
   days on market $300,000 Active 271 DOM
2. 2026-06-21
   days on market $300,000 Active 270 DOM
3. 2026-06-18
   days on market $300,000 Active 267 DOM
4. 2026-06-17
   days on market $300,000 Active 266 DOM
5. 2026-06-16
   days on market $300,000 Active 265 DOM
6. 2026-06-15
   days on market $300,000 Active 264 DOM
7. 2026-06-13
   days on market $300,000 Active 262 DOM
8. 2026-06-09
   days on market $300,000 Active 258 DOM
9. 2026-06-08
   days on market $300,000 Active 257 DOM
10. 2026-06-07
    days on market $300,000 Active 256 DOM
11. 2026-06-04
    days on market $300,000 Active 253 DOM
12. 2026-06-03
    days on market $300,000 Active 252 DOM
13. 2026-06-02
    days on market $300,000 Active 251 DOM
14. 2026-06-01
    days on market $300,000 Active 250 DOM
15. 2026-05-31
    days on market $300,000 Active 249 DOM
16. 2026-05-06
    price $300,000 313-char remark

    Show marketing remark (313 chars)

    Experience delightful country living with stunning sunsets and breathtaking sunrises. Come explore this spacious four-bedroom, two-bath home featuring a beautiful open kitchen. Enjoy your evenings on the amazing back porch, perfect for relaxation. Don't wait-this gem won't last long! Schedule your showing today.

17. 2025-11-01
    price $305,000 313-char remark

    Show marketing remark (313 chars)

    Experience delightful country living with stunning sunsets and breathtaking sunrises. Come explore this spacious four-bedroom, two-bath home featuring a beautiful open kitchen. Enjoy your evenings on the amazing back porch, perfect for relaxation. Don't wait-this gem won't last long! Schedule your showing today.

18. 2025-09-24
    listed $308,000 New 313-char remark

    Show marketing remark (313 chars)

    Experience delightful country living with stunning sunsets and breathtaking sunrises. Come explore this spacious four-bedroom, two-bath home featuring a beautiful open kitchen. Enjoy your evenings on the amazing back porch, perfect for relaxation. Don't wait-this gem won't last long! Schedule your showing today.

19. 2019-02-13
    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: $4,049 · $337/mo
• Projected year-2 tax: $5,490 · $458/mo
• Expected delta: +$1,441/yr (+$120/mo · 35.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥110°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: $24,000
• − Mortgage interest: −$16,805
• − Property taxes: −$4,049
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$8,727
• Taxable loss: −$10,921
• Est. tax savings @ 24.0%: +$2,621
• After-tax cash flow: $-2,847/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 — Leming

• Score: 44/100
• State rank: #1568
• US rank: #26744

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leming, TX
• Population (ZIP): 697

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: Predominantly Hispanic (74%)
• Race & ethnicity: Hispanic / Latino 74% Two or more races 68% White 22% Black 5%
• Hispanic origin (detail): Mexican 74%
• Common ancestry: Romanian 15% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 43% English-only · Spanish 57%

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: —
• 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

-2.6% since first listed

4 events — show timeline

• 2026-05-06 Price Changed $300,000 LERA
• 2025-11-01 Price Changed $305,000 LERA
• 2025-09-24 Listed $308,000 LERA
• 2019-02-13 Sold (Public Records) — Public Records

Property tax history

+23.1%/yr

Latest (2025): $4,049 · +9.4% YoY. Source: county tax records.