724 Ormand St · Pleasanton, TX 78064-3038

$79,000

2 bd · 1.0 ba · 1,138 sqft · SingleFamily public records · 665 Days on market

Built 1940 8,276 sqft lot $69/sqft · 43% below area Est $139k · 43% under ↓ 17% since listing

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Why this score? — see what drove the A- 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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Appreciation +5.0/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor/1st Time Homebuyer Opportunity! Come view this single-family home nestled in the heart of Pleasanton, TX. Lots of backyard space to add on to this property. Enjoy the expansive backyard, ideal for outdoor activities or gardening. This home provides the perfect opportunity to add on personal touch with some TLC. Situated close to Main Street and local park, you'll have easy access to shopping, dining, and recreational activities. Proximity to major roads, commuting to work or getting into town is a breeze.

Key facts

• 8,276 sq ft lot
• Garage
• Built 1940

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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: 1 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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

• In year one you build about $3k of equity ($546 loan paydown + $2k appreciation (3.0% local appreciation)).
• 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 665 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 665 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 1.45% ✓
• Cap rate: 11.40%
• Cash-on-cash: 18.24%
• DSCR: 1.81
• GRM: 5.7

CMA / ARV

• ARV (median comp): $139,199
• List price: $79,000
• Delta: -43.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
518 N Chapman St	0.20mi	3/2.0 (+1)	1,144 (+0%)	20mo	$185,000	$162	64
515 Bensdale	0.52mi	3/2.0 (+1)	1,200 (+5%)	5mo	$210,000	$175	54
400 Dr.	0.39mi	3/2.0 (+1)	1,260 (+11%)	5mo	$105,000	$83	51
1007 Harvey	0.67mi	3/1.0 (+1)	1,188 (+4%)	10mo	$154,990	$130	48
716 Houston	0.65mi	2/2.0	1,090 (-4%)	14mo	$185,000	$170	47
1201 Florida	0.52mi	2/1.0	988 (-13%)	9mo	$97,000	$98	46
301 Greenlawn	0.73mi	3/1.0 (+1)	1,200 (+5%)	8mo	$150,000	$125	45
309 N Mansfield St	0.43mi	3/1.0 (+1)	1,212 (+6%)	24mo	$184,999	$153	44
115 Greenlawn Ave	0.67mi	3/2.0 (+1)	1,216 (+7%)	16mo	$150,000	$123	35

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: 24.7%
• Equity multiple: 2.40×
• Total profit: $30,965
• Equity at exit: $35,522

10-year hold

• IRR: 25.5%
• Equity multiple: 4.63×
• Total profit: $80,278
• Equity at exit: $54,743

Cash invested: $22,120 (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 78064-3038

• Active inventory: 1
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,149 high
• Mortgage (P&I): −$414
• Tax from tax record: −$124 /mo · $1,490/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $336

Break-even live

Break-even rent $723

Max offer price $79,000

Occupancy floor 66%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
414 W Johnson St Pleasanton, TX	2.0	1.0	792	$800	$1.01	4d	1	0.39mi
176 W White St Pleasanton, TX	2.0	2.0	1120	$1,100	$0.98	44d	1	0.53mi
132 S Mansfield St Unit A Pleasanton, TX	2.0	1.0	910	$1,100	$1.21	44d	1	0.61mi
1101 4th St Pleasanton, TX	2.0	2.0	1077	$1,125	$1.04	44d	1	0.61mi
613 Market St Pleasanton, TX	2.0	2.0	1077	$1,200	$1.11	44d	1	0.64mi
631 Commerce St Pleasanton, TX	3.0	2.0	1324	$1,500	$1.13	44d	1	0.70mi
541 Dallas St Unit B Pleasanton, TX	3.0	1.5	1080	$1,000	$0.93	24d	1	0.77mi
701 Dallas St Pleasanton, TX	2.0	2.0	966	$1,200	$1.24	44d	1	0.87mi
723 Dallas St Pleasanton, TX	2.0	2.0	966	$1,200	$1.24	24d	1	0.90mi
404 High Meadow Dr Pleasanton, TX	3.0	2.0	1428	$1,800	$1.26	18d	1	0.91mi
1209 W Goodwin St Pleasanton, TX	2.0	1.0	910	$1,000	$1.10	44d	1	0.91mi
1324 W Goodwin St Pleasanton, TX	2.0	1.0	960	$1,100	$1.15	44d	1	1.03mi

Listing history 5 events

1. 2026-05-19
   status Pending 519-char remark

   Show marketing remark (519 chars)

   Investor/1st Time Homebuyer Opportunity! Come view this single-family home nestled in the heart of Pleasanton, TX. Lots of backyard space to add on to this property. Enjoy the expansive backyard, ideal for outdoor activities or gardening. This home provides the perfect opportunity to add on personal touch with some TLC. Situated close to Main Street and local park, you'll have easy access to shopping, dining, and recreational activities. Proximity to major roads, commuting to work or getting into town is a breeze.

2. 2025-02-21
   price $79,000 519-char remark

   Show marketing remark (519 chars)

   Investor/1st Time Homebuyer Opportunity! Come view this single-family home nestled in the heart of Pleasanton, TX. Lots of backyard space to add on to this property. Enjoy the expansive backyard, ideal for outdoor activities or gardening. This home provides the perfect opportunity to add on personal touch with some TLC. Situated close to Main Street and local park, you'll have easy access to shopping, dining, and recreational activities. Proximity to major roads, commuting to work or getting into town is a breeze.

3. 2024-12-19
   price $84,900 519-char remark

   Show marketing remark (519 chars)

   Investor/1st Time Homebuyer Opportunity! Come view this single-family home nestled in the heart of Pleasanton, TX. Lots of backyard space to add on to this property. Enjoy the expansive backyard, ideal for outdoor activities or gardening. This home provides the perfect opportunity to add on personal touch with some TLC. Situated close to Main Street and local park, you'll have easy access to shopping, dining, and recreational activities. Proximity to major roads, commuting to work or getting into town is a breeze.

4. 2024-09-22
   price $89,900 519-char remark

   Show marketing remark (519 chars)

   Investor/1st Time Homebuyer Opportunity! Come view this single-family home nestled in the heart of Pleasanton, TX. Lots of backyard space to add on to this property. Enjoy the expansive backyard, ideal for outdoor activities or gardening. This home provides the perfect opportunity to add on personal touch with some TLC. Situated close to Main Street and local park, you'll have easy access to shopping, dining, and recreational activities. Proximity to major roads, commuting to work or getting into town is a breeze.

5. 2024-07-23
   listed $95,000 New 519-char remark

   Show marketing remark (519 chars)

   Investor/1st Time Homebuyer Opportunity! Come view this single-family home nestled in the heart of Pleasanton, TX. Lots of backyard space to add on to this property. Enjoy the expansive backyard, ideal for outdoor activities or gardening. This home provides the perfect opportunity to add on personal touch with some TLC. Situated close to Main Street and local park, you'll have easy access to shopping, dining, and recreational activities. Proximity to major roads, commuting to work or getting into town is a breeze.

ⓘ 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: $1,490 · $124/mo
• Projected year-2 tax: $1,490 · $124/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 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥111°F today · 19 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: $13,786
• − Mortgage interest: −$4,425
• − Property taxes: −$1,490
• − Insurance: −$395
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$2,298
• Taxable income: $2,972
• Est. tax owed @ 24.0%: −$713
• After-tax cash flow: $3,322/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 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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• 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

-16.8% since first listed

5 events — show timeline

• 2026-05-19 Pending — LERA
• 2025-02-21 Price Changed $79,000 LERA
• 2024-12-19 Price Changed $84,900 LERA
• 2024-09-22 Price Changed $89,900 LERA
• 2024-07-23 Listed $95,000 LERA

Property tax history

+2.3%/yr

Latest (2025): $1,490 · +1.3% YoY. Source: county tax records.