732 Trade · Pleasanton, TX 78064

$60,000

1 bd · 1.0 ba · 780 sqft · SingleFamily public records · 84 Days on market

Built 1930 7,405 sqft lot $77/sqft · 27% below area Est $83k · 27% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Experienced investors, this 1930's home will make a great renovation project or opportunity start fresh with new construction; the possibilities are wide open. Pleasanton, known for its small-town charm and convenient access to San Antonio, is a perfect place to live at a fraction of the price of the big city. Sold as-is, where is; please take care to watch your step at the property.

Key facts

• 7,405 sq ft lot
• Listed 84 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.9% 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $415 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.83% ✓
• Cap rate: 15.93%
• Cash-on-cash: 34.43%
• DSCR: 2.53
• GRM: 4.6

CMA / ARV

• ARV (median comp): $82,744
• List price: $60,000
• Delta: -27.49%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 San Antonio	0.55mi	1/1.0	768 (-2%)	14mo	$169,999	$221	60
727 Austin	0.51mi	2/1.0 (+1)	810 (+4%)	8mo	$70,000	$86	58
306 Depot St	0.39mi	2/1.0 (+1)	669 (-14%)	15mo	$48,000	$72	40

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: 29.9%
• Equity multiple: 2.25×
• Total profit: $20,977
• Equity at exit: $8,946

10-year hold

• IRR: 37.1%
• Equity multiple: 4.44×
• Total profit: $57,793
• Equity at exit: $5,188

Cash invested: $16,800 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,098 high
• Mortgage (P&I): −$315
• Tax from tax record: −$46 /mo · $550/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $482

Break-even live

Break-even rent $488

Max offer price $60,000

Occupancy floor 51%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	0.17mi
613 Market St Pleasanton, TX	2.0	2.0	1077	$1,200	$1.11	44d	1	0.31mi
737 Commerce St Unit 2A Pleasanton, TX	1.0	1.0	675	$965	$1.43	24d	1	0.35mi
723 Dallas St Pleasanton, TX	2.0	2.0	966	$1,200	$1.24	24d	1	0.56mi
701 Dallas St Pleasanton, TX	2.0	2.0	966	$1,200	$1.24	44d	1	0.57mi
176 W White St Pleasanton, TX	2.0	2.0	1120	$1,100	$0.98	44d	1	0.88mi
414 W Johnson St Pleasanton, TX	2.0	1.0	792	$800	$1.01	4d	1	0.93mi
132 S Mansfield St Unit A Pleasanton, TX	2.0	1.0	910	$1,100	$1.21	44d	1	1.11mi

Listing history 14 events

1. 2026-06-18
   days on market $60,000 Active 84 DOM
2. 2026-06-17
   days on market $60,000 Active 83 DOM
3. 2026-06-16
   days on market $60,000 Active 82 DOM
4. 2026-06-15
   days on market $60,000 Active 81 DOM
5. 2026-06-13
   days on market $60,000 Active 79 DOM
6. 2026-06-09
   days on market $60,000 Active 75 DOM
7. 2026-06-08
   days on market $60,000 Active 74 DOM
8. 2026-06-07
   days on market $60,000 Active 73 DOM
9. 2026-06-04
   days on market $60,000 Active 70 DOM
10. 2026-06-03
    days on market $60,000 Active 69 DOM
11. 2026-06-02
    days on market $60,000 Active 68 DOM
12. 2026-06-01
    days on market $60,000 Active 67 DOM
13. 2026-05-31
    days on market $60,000 Active 66 DOM
14. 2026-03-26
    listed $60,000 New 386-char remark

    Show marketing remark (386 chars)

    Experienced investors, this 1930's home will make a great renovation project or opportunity start fresh with new construction; the possibilities are wide open. Pleasanton, known for its small-town charm and convenient access to San Antonio, is a perfect place to live at a fraction of the price of the big city. Sold as-is, where is; please take care to watch your step at the property.

ⓘ 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: $550 · $46/mo
• Projected year-2 tax: $1,098 · $92/mo
• Expected delta: +$548/yr (+$46/mo · 99.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% 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: $13,178
• − Mortgage interest: −$3,361
• − Property taxes: −$550
• − Insurance: −$300
• − Repairs & maintenance: −$1,054
• − Management: −$1,054
• − Depreciation: −$1,745
• Taxable income: $5,113
• Est. tax owed @ 24.0%: −$1,227
• After-tax cash flow: $4,557/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

1 event — show timeline

• 2026-03-26 Listed $60,000 LERA

Property tax history

-1.6%/yr

Latest (2025): $550 · +1.0% YoY. Source: county tax records.