1215 Southway · Pleasanton, TX 78064

$88,999

2 bd · 2.0 ba · 700 sqft · Manufactured · 308 Days on market

Built 2014 4,508 sqft lot $127/sqft · at area comps Est $92k · at est.

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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 +27.8/30.0
• DSCR +9.8/10.0
• ARV discount +8.9/15.0
• 1% rule +6.2/10.0
• 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 MLS

This 2 bedroom 2 bath manufactured home is nestled in the quiet neighborhood of Pleasanton's Bensdale subdivision. Discover your fully-fenced, manageable 4,500-sq ft lot with a detached carport, perfect for storage or your vehicle needs. Enjoy the convenience of nearby schools and sports complex. This property is a great opportunity for first-time home buyers, investors or downsizers. Seller is willing to contribute $3000 concessions towards closing costs. SCHEDULE YOUR SHOWING TODAY!

Key facts

• Fully-fenced lot
• Detached carport
• Sports complex

Tags

• FULLY-FENCED LOT
• DETACHED CARPORT
• QUIET NEIGHBORHOOD
• NEARBY SCHOOLS
• SPORTS COMPLEX

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $615 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 308 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $14k (14%) 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 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,319 (12.0% below list)

Questions for the listing agent

1. It's been on market 308 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.06%
• DSCR: 1.58
• GRM: 7.4

CMA / ARV

• ARV (median comp): $91,926
• List price: $88,999
• Delta: -3.18%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.9%
• Equity multiple: 1.11×
• Total profit: $2,810
• Equity at exit: $13,270

10-year hold

• IRR: 12.4%
• Equity multiple: 1.98×
• Total profit: $24,514
• Equity at exit: $7,695

Cash invested: $24,920 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,001 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$16 /mo · $191/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $271

Break-even live

Break-even rent $658

Max offer price $88,999

Occupancy floor 68%

Sensitivity live

Price	-10% $322	-5% $296	+0% $271	+5% $246	+10% $114
Rent	-10% $192	-5% $232	+0% $271	+5% $311	+10% $350
Rate	-1.0pp $316	-0.5pp $294	base $271	+0.5pp $248	+1.0pp $225

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 Greenlawn Ave Unit B Pleasanton, TX	1.0	1.0	448	$850	$1.90	44d	1	0.96mi
215 Greenlawn Ave Unit A Pleasanton, TX	3.0	2.0	448	$1,200	$2.68	15d	1	0.96mi
737 Commerce St Unit 2A Pleasanton, TX	1.0	1.0	675	$965	$1.43	24d	1	1.10mi

Listing history 22 events

1. 2026-06-18
   days on market $88,999 Active 308 DOM
2. 2026-06-17
   days on market $88,999 Active 307 DOM
3. 2026-06-16
   days on market $88,999 Active 306 DOM
4. 2026-06-15
   days on market $88,999 Active 305 DOM
5. 2026-06-13
   days on market $88,999 Active 303 DOM
6. 2026-06-09
   days on market $88,999 Active 299 DOM
7. 2026-06-08
   days on market $88,999 Active 298 DOM
8. 2026-06-07
   days on market $88,999 Active 297 DOM
9. 2026-06-04
   days on market $88,999 Active 294 DOM
10. 2026-06-03
    days on market $88,999 Active 293 DOM
11. 2026-06-02
    days on market $88,999 Active 292 DOM
12. 2026-06-01
    days on market $88,999 Active 291 DOM
13. 2026-05-31
    days on market $88,999 Active 290 DOM
14. 2026-05-02
    price $88,999 489-char remark

    Show marketing remark (489 chars)

    This 2 bedroom 2 bath manufactured home is nestled in the quiet neighborhood of Pleasanton's Bensdale subdivision. Discover your fully-fenced, manageable 4,500-sq ft lot with a detached carport, perfect for storage or your vehicle needs. Enjoy the convenience of nearby schools and sports complex. This property is a great opportunity for first-time home buyers, investors or downsizers. Seller is willing to contribute $3000 concessions towards closing costs. SCHEDULE YOUR SHOWING TODAY!

15. 2026-02-15
    price $89,999 489-char remark

    Show marketing remark (489 chars)

    This 2 bedroom 2 bath manufactured home is nestled in the quiet neighborhood of Pleasanton's Bensdale subdivision. Discover your fully-fenced, manageable 4,500-sq ft lot with a detached carport, perfect for storage or your vehicle needs. Enjoy the convenience of nearby schools and sports complex. This property is a great opportunity for first-time home buyers, investors or downsizers. Seller is willing to contribute $3000 concessions towards closing costs. SCHEDULE YOUR SHOWING TODAY!

16. 2026-02-14
    status Back on Market 489-char remark

    Show marketing remark (489 chars)

    This 2 bedroom 2 bath manufactured home is nestled in the quiet neighborhood of Pleasanton's Bensdale subdivision. Discover your fully-fenced, manageable 4,500-sq ft lot with a detached carport, perfect for storage or your vehicle needs. Enjoy the convenience of nearby schools and sports complex. This property is a great opportunity for first-time home buyers, investors or downsizers. Seller is willing to contribute $3000 concessions towards closing costs. SCHEDULE YOUR SHOWING TODAY!

17. 2026-02-13
    historical 489-char remark

    Show marketing remark (489 chars)

    This 2 bedroom 2 bath manufactured home is nestled in the quiet neighborhood of Pleasanton's Bensdale subdivision. Discover your fully-fenced, manageable 4,500-sq ft lot with a detached carport, perfect for storage or your vehicle needs. Enjoy the convenience of nearby schools and sports complex. This property is a great opportunity for first-time home buyers, investors or downsizers. Seller is willing to contribute $3000 concessions towards closing costs. SCHEDULE YOUR SHOWING TODAY!

18. 2026-01-08
    price $94,000 489-char remark

    Show marketing remark (489 chars)

    This 2 bedroom 2 bath manufactured home is nestled in the quiet neighborhood of Pleasanton's Bensdale subdivision. Discover your fully-fenced, manageable 4,500-sq ft lot with a detached carport, perfect for storage or your vehicle needs. Enjoy the convenience of nearby schools and sports complex. This property is a great opportunity for first-time home buyers, investors or downsizers. Seller is willing to contribute $3000 concessions towards closing costs. SCHEDULE YOUR SHOWING TODAY!

19. 2025-10-21
    price $99,000 489-char remark

    Show marketing remark (489 chars)

    This 2 bedroom 2 bath manufactured home is nestled in the quiet neighborhood of Pleasanton's Bensdale subdivision. Discover your fully-fenced, manageable 4,500-sq ft lot with a detached carport, perfect for storage or your vehicle needs. Enjoy the convenience of nearby schools and sports complex. This property is a great opportunity for first-time home buyers, investors or downsizers. Seller is willing to contribute $3000 concessions towards closing costs. SCHEDULE YOUR SHOWING TODAY!

20. 2025-08-13
    listed $103,000 New 489-char remark

    Show marketing remark (489 chars)

    This 2 bedroom 2 bath manufactured home is nestled in the quiet neighborhood of Pleasanton's Bensdale subdivision. Discover your fully-fenced, manageable 4,500-sq ft lot with a detached carport, perfect for storage or your vehicle needs. Enjoy the convenience of nearby schools and sports complex. This property is a great opportunity for first-time home buyers, investors or downsizers. Seller is willing to contribute $3000 concessions towards closing costs. SCHEDULE YOUR SHOWING TODAY!

21. 2016-10-28
    historical
22. 2016-04-10
    listed $74,500 Active

ⓘ 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: $191 · $16/mo
• Projected year-2 tax: $1,629 · $136/mo
• Expected delta: +$1,438/yr (+$120/mo · 754.1%)

ⓘ 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: $12,014
• − Mortgage interest: −$4,985
• − Property taxes: −$191
• − Insurance: −$445
• − Repairs & maintenance: −$961
• − Management: −$961
• − Depreciation: −$2,589
• Taxable income: $1,882
• Est. tax owed @ 24.0%: −$452
• After-tax cash flow: $2,803/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

+19.5% since first listed

9 events — show timeline

• 2026-05-02 Price Changed $88,999 LERA
• 2026-02-15 Price Changed $89,999 LERA
• 2026-02-14 Relisted — LERA
• 2026-02-13 Listing Removed — LERA
• 2026-01-08 Price Changed $94,000 LERA
• 2025-10-21 Price Changed $99,000 LERA
• 2025-08-13 Listed $103,000 LERA
• 2016-10-28 Listing Removed — LERA
• 2016-04-10 Listed $74,500 LERA

Property tax history

+0.1%/yr

Latest (2025): $191 · +0.8% YoY. Source: county tax records.