1217 Southway · Pleasanton, TX 78064

$93,000

2 bd · 1.0 ba · 648 sqft · Townhouse public records · 549 Days on market

Built 2014 4,504 sqft lot $144/sqft · at area comps Est $134k · 31% under

---

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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +5.8/10.0
• 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

Looking for a home close to schools, in a quiet neighborhood - this 2 bedroom 1 bath could be yours. The homes comes with a small storage shed, a two car carport and is fully fenced in. The laundry room is inside and it comes with a washer and dryer. It has central air and heat along window units so you are guaranteed to keep cool in the summer and warm in winter. Come see it today!

Key facts

• 4,504 sq ft lot
• 2 garage spots
• Built 2014

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $93k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $82k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: 242 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 $643 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

• It's been on market 549 days — a 12% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $81,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 549 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: 1.08% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.77%
• DSCR: 1.48
• GRM: 7.7

CMA / ARV

• ARV (median comp): $134,237
• List price: $93,000
• Delta: -30.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-226
• Equity at exit: $13,867

10-year hold

• IRR: 9.4%
• Equity multiple: 1.72×
• Total profit: $18,816
• Equity at exit: $8,041

Cash invested: $26,040 (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: 242
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,002 medium
• Mortgage (P&I): −$488
• Tax from tax record: −$32 /mo · $381/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $234

Break-even live

Break-even rent $707

Max offer price $93,000

Occupancy floor 72%

Sensitivity live

Price	-10% $286	-5% $260	+0% $234	+5% $207	+10% $181
Rent	-10% $154	-5% $194	+0% $234	+5% $273	+10% $313
Rate	-1.0pp $280	-0.5pp $257	base $234	+0.5pp $210	+1.0pp $185

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: $23,250
• Closing costs: $2,790
• 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	16d	1	0.96mi
737 Commerce St Unit 2A Pleasanton, TX	1.0	1.0	675	$965	$1.43	25d	1	1.10mi

Listing history 29 events

1. 2026-06-21
   days on market $93,000 Active 549 DOM
2. 2026-06-18
   days on market $93,000 Active 546 DOM
3. 2026-06-17
   days on market $93,000 Active 545 DOM
4. 2026-06-16
   days on market $93,000 Active 544 DOM
5. 2026-06-15
   statusdays on market $93,000 Active 543 DOM
6. 2026-06-13
   days on market $93,000 Price Change 541 DOM
7. 2026-06-09
   days on market $93,000 Price Change 537 DOM
8. 2026-06-08
   days on market $93,000 Price Change 536 DOM
9. 2026-06-07
   days on market $93,000 Price Change 535 DOM
10. 2026-06-04
    pricestatusdays on market $93,000 Price Change 532 DOM
11. 2026-06-03
    days on market $95,000 Active 531 DOM
12. 2026-06-02
    days on market $95,000 Active 530 DOM
13. 2026-06-01
    days on market $95,000 Active 529 DOM
14. 2026-05-31
    days on market $95,000 Active 528 DOM
15. 2025-11-13
    status Back on Market 389-char remark

    Show marketing remark (389 chars)

    Looking for a home close to schools, in a quiet neighborhood - this 2 bedroom 1 bath could be yours. The homes comes with a small storage shed, a two car carport and is fully fenced in. The laundry room is inside and it comes with a washer and dryer. It has central air and heat along window units so you are guaranteed to keep cool in the summer and warm in winter. Come see it today!

16. 2025-11-11
    historical 389-char remark

    Show marketing remark (389 chars)

    Looking for a home close to schools, in a quiet neighborhood - this 2 bedroom 1 bath could be yours. The homes comes with a small storage shed, a two car carport and is fully fenced in. The laundry room is inside and it comes with a washer and dryer. It has central air and heat along window units so you are guaranteed to keep cool in the summer and warm in winter. Come see it today!

17. 2025-06-16
    status Back on Market 389-char remark

    Show marketing remark (389 chars)

    Looking for a home close to schools, in a quiet neighborhood - this 2 bedroom 1 bath could be yours. The homes comes with a small storage shed, a two car carport and is fully fenced in. The laundry room is inside and it comes with a washer and dryer. It has central air and heat along window units so you are guaranteed to keep cool in the summer and warm in winter. Come see it today!

18. 2025-05-11
    historical 389-char remark

    Show marketing remark (389 chars)

    Looking for a home close to schools, in a quiet neighborhood - this 2 bedroom 1 bath could be yours. The homes comes with a small storage shed, a two car carport and is fully fenced in. The laundry room is inside and it comes with a washer and dryer. It has central air and heat along window units so you are guaranteed to keep cool in the summer and warm in winter. Come see it today!

19. 2024-11-11
    listed $95,000 New 389-char remark

    Show marketing remark (389 chars)

    Looking for a home close to schools, in a quiet neighborhood - this 2 bedroom 1 bath could be yours. The homes comes with a small storage shed, a two car carport and is fully fenced in. The laundry room is inside and it comes with a washer and dryer. It has central air and heat along window units so you are guaranteed to keep cool in the summer and warm in winter. Come see it today!

20. 2023-01-10
    historical 315-char remark

    Show marketing remark (315 chars)

    2 bedroom 1 bath mobile home on one city lot. Home has 12x20 carport, 8x12 storage shed, fenced yard, and 8x8 covered front deck. Inside the home has an open living room/kitchen/eating area and the bedrooms share a hall bath. Home has been a solid renter at $700 a month (currently left vacant in order to sell).

21. 2022-12-05
    soldstatus
22. 2022-12-02
    soldstatus Sold 315-char remark

    Show marketing remark (315 chars)

    2 bedroom 1 bath mobile home on one city lot. Home has 12x20 carport, 8x12 storage shed, fenced yard, and 8x8 covered front deck. Inside the home has an open living room/kitchen/eating area and the bedrooms share a hall bath. Home has been a solid renter at $700 a month (currently left vacant in order to sell).

23. 2022-11-13
    status Pending 315-char remark

    Show marketing remark (315 chars)

    2 bedroom 1 bath mobile home on one city lot. Home has 12x20 carport, 8x12 storage shed, fenced yard, and 8x8 covered front deck. Inside the home has an open living room/kitchen/eating area and the bedrooms share a hall bath. Home has been a solid renter at $700 a month (currently left vacant in order to sell).

24. 2022-10-14
    listed $65,000 New 315-char remark

    Show marketing remark (315 chars)

    2 bedroom 1 bath mobile home on one city lot. Home has 12x20 carport, 8x12 storage shed, fenced yard, and 8x8 covered front deck. Inside the home has an open living room/kitchen/eating area and the bedrooms share a hall bath. Home has been a solid renter at $700 a month (currently left vacant in order to sell).

25. 2016-10-28
    historical
26. 2016-04-10
    listed $50,500 Active
27. 2014-06-20
    soldstatus
28. 2014-05-27
    historical
29. 2014-05-12
    listed $29,900

ⓘ 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: $381 · $32/mo
• Projected year-2 tax: $1,702 · $142/mo
• Expected delta: +$1,321/yr (+$110/mo · 346.7%)

ⓘ 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: $12,028
• − Mortgage interest: −$5,209
• − Property taxes: −$381
• − Insurance: −$465
• − Repairs & maintenance: −$962
• − Management: −$962
• − Depreciation: −$2,705
• Taxable income: $1,343
• Est. tax owed @ 24.0%: −$322
• After-tax cash flow: $2,482/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

+217.7% since first listed

15 events — show timeline

• 2025-11-13 Relisted — LERA
• 2025-11-11 Listing Removed — LERA
• 2025-06-16 Relisted — LERA
• 2025-05-11 Listing Removed — LERA
• 2024-11-11 Listed $95,000 LERA
• 2023-01-10 Listing Removed — LERA
• 2022-12-05 Sold (Public Records) — Public Records
• 2022-12-02 Sold (MLS) — LERA
• 2022-11-13 Pending — LERA
• 2022-10-14 Listed $65,000 LERA
• 2016-10-28 Listing Removed — LERA
• 2016-04-10 Listed $50,500 LERA
• 2014-06-20 Sold (MLS) — LERA
• 2014-05-27 Listing Removed — LERA
• 2014-05-12 Listed $29,900 LERA

Property tax history

+1.1%/yr

Latest (2025): $381 · -5.7% YoY. Source: county tax records.